Off-market deals are the best way to secure a low purchase price, however, finding off-market deals can take some persistence (and luck) Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

Quote from @Bonnie Low: I don't know if Pricelabs would work for MTR.

I agree that 20k cost estimate is low.

I was able to get free hand and get the spray on him....and apply some low end not so nice blows my dad taught me to use when battling a stronger opponent ....then I called the cops.  

However, about a week ago, I followed up, and the agent mentioned the price had dropped with no activity, and that the occupancy restriction would be lifted after 30 days on the market.I made a low offer, and after some back and forth, they declined but then listed the property on the MLS for less than their lowest counteroffer to me.

@Larry Nielsen Sounds like a very long term tenant if their rent is that low and they've been reaping the benefits of it being low for at least the past 3 years.

But, hey, you have a low rate. 

On one hand, I feel that it is a great property and a great time to buy while competition is low.

Quote from @Caryn Seifert: Why do you think the fees are low? 

When we look at zoning and we see the density available, it starts to open up new possibilities for creating housing that is somewhat affordable and also building low cost units for example a second story edition could cost as little as $180-$200,000.