roof and ac are a must for sure, second question is since we are gonna live there that means one family will have to leave and we have to decide which side we want so how do we approach this in the most delicate manner?

I am a welder by trade, and I have a small side business of repairs and fabrication to add to my main income.

I *DO NOT* have any experience with discussing distressed properties, so maybe take my 2 cents with multiple grains of salt...I DO, however, have experience with cold calling and door knocking for insurance sales, and I am a 10 year veteran 911 operator who has experience with communicating delicately!

Use words in the listing to indicate that maybe it is not for small children without ever mentioning age: A freshly rehabbed unit including newly painted in a beautiful delicate white. 

If you use landscaping fabric under the bark, weeds won't be a problem.

They are pre-fabricated steel shells.

It's a delicate conversation sometimes, but my subs are always appreciative when I can tell them, "all my bids were within 5%" versus "One bid was twice and much, and one was half as much."  

If all the usual factors are against me (high utility bills, bad interest rates, vacancy, etc) then I will make 2K…if the stars align than I might hit 12K in a year.In a completely fabricated example, the below screenshot indicates that I have a 33% chance of having a negative cashflow on an annual basis (small red text at the $0 mark).Models like these are pretty simple to construct.Simulation InstructionsTo get started:1.Install the excel add inI like ModelRisk, it is free but there is also @Risk by Palisade.

I am quite firm with "damages" to my place, including stains on fabric, etc... 

Arch degree, 8 years of digital fabrication experience, and two of my own multi-family projects in Cinci.My number two is head of maintenance for a University.Depending on what you need done I can bring along a group for labor.Demo, layout drawings, design, kitchen, bath, walls, exterior, decks, concrete, electrical...So, if that sounds about right we can carry on with a PM and or meet up.For me this would be a short-term experiment to see if I want to do more of this for others or just keep it in-house.