The going rate is tree fitty ($350).

I bought 4 last year sight unseen, it's easy with the right amount of due diligence. 2 are doing well (set it and forget it), 2 are doing so-so because of unexpected expensive repairs needed such a a large tree falling onto one and another needing foundation repairs of all things, one needing sewer main repair. 

@Brendon Scott don't get yourself so twisted around the details that you can't see the forest for the trees.

That's where a mix of mass mailings to door knocking (not my cup of tea) comes into play and you might be able to do a "cash for keys" type deal.Does any of this help?

Purchase: $115,500 including closing costsARV comps recently sold (2020): $170-$190KRent:$1100-1200Cosmetic Rehab: $18,000Repairs: $12-15K Because this is sold as-is and is an old property, there are repairs that need to be done such as foundation bracing, sewer clean out (inspector couldn’t get passed tree root build up), load bearing beam replacements in basement, electric panel replacement, gutter/fascia replacement, And a new water heater. 

Our next steps are to pressure wash and landscape, but are we barking up the wrong tree? 

My family has a mobile home that is in bad shape and has issues with mold and a caving floor (water leak) and roof (tree damage) in certain areas.

We dug out the storm cellar & burned every leaf in the yard & our small, fenced-in yard is covered over with oak trees.

there are two parcels of land one is 3 acres strictly land and trees.

The trees the sun... then I see this friggin NASTY sign ruins it alkl for me.Please stop telling others that bandit sign is an option.