If I don’t hear from you in the next 10 minutes, I will assume you aren’t attending and I will move on to my next appointment.Using this system as dramatically reduced any wasted time I used to endure as part of the showing process as well as giving me data about their timeliness/responsiveness/respect for others' time.I often schedule several viewings at a time, 15 minutes apart. 

He was in the marine corps, he was one of the first people to invade Afghanistan during operation enduring freedom. 

I would need to know more specs on the house but with material shortages It's difficult to say how much to budget. 80K-120K for full gut perhaps but unsure with lumber beings so expensive and shortages.I would plan 9 months of vacancy between the pain you will endure pulling permits & having your contractors show up everyday to complete the work & then final inspections to get a CO. 

But after enduring my first construction loan gut renovation, along with a couple of other partial ones, this issue has been one of my primary mental obstacles. 

There was even a death of a child that was attributed to the living conditions that tenants endured in a property he sold that was supposedly fully rehabbed but actually had no heat and the ceiling was falling in from a leaking roof.

Lastly is structures, and to be honest I think we'd probably have to move the needle $100k or so on that item because I have a feeling from what I've seen thus far is these structures are not of the most durable enduring type and I will have some considerable cap-x over 10yr window on them.

I usually only "harden" them to get them ready for the abuse they're about to endure and also do roofs, exterior paint, new HVACs, etc.

I would offer 90% of the market value. if he sells it you with no agents he is saving 6%~ on real estate agent commission and the other 4% is a convenience fee in that he dos not have to endure showings etc. and you will get better pricing on a non-owner occupied property if you put down 25% is compared to 20%.  

Anyone trying to solve this problem will be faced with the problem of producing positive cash flow to have the business model endure.

Other than perhaps property taxes, turnover is generally the biggest single operating expense you will endure as a buy-and-hold real estate investor.