I have been using a ridiculously elaborate Excel spreadsheet for years, but feel a light version of a program might be better.

@Wayne Brooks, @Kee Wilder, I feel like Batman--someone mentions my name on BP, and it's like shining the bat light into the heavens, I know to come help! 

If it's already thin and the basement is going to be an issue, I'd drop it or have their agent to light a fire under their asses to adjust the price before they lose it and have a foreclosure on their record.

The appliances will stink, the light fixtures will stink when they are turned on and heat up, any residue in the vents will stink the house up.

I'm doing some research now but perhaps someone could shed light on the importance of carry-back percentages?

I'm actually looking for large value ad stuff where the house is a pretty light rehab EXCEPT for major structural or foundation items, because most of those kinds of items now don't scare me away and I can differentiate and compete with less people when finding them.It takes baby steps though, if that makes sense. 

Space is attractive, with a large atrium in center that provides an open, light-filled, airy feeling. 

Obviously even if you scale up in doors its not getting you much fast.

Also, we have little kids of our own and I would be the primary property manager so this is not something we take lightly.

Make sure to take LOTS of good photos in good natural light.