Below are a few highlights of the upgrades.Raise Limits: Under the current rules, Title 3 or "Reg CF" offerings are limited to $1M ($1,070,000) in a 12 month period.

I would comb through the offer you have and make notes of the highlights- price and terms that concern you and reply in the way you want, email or phone call.

With the offer, submit your experience, details on financing terms, benefits for the seller and an amortization schedule highlighting the profit that the seller will receive. 

But you need someone to help you through the process and highlight any potential issues.

Thank you for highlighting some cans and cannots for me as well as limitations on how to contribute funds to a Solo 401k.

Additionally, I've been told simple picket signs/flags lining the property highlighting new ownership and renovations can drum up conversation.

Purchase price - $480,000 (Nov 2018)Own money spent - $96,500 (combination of cash / loans but all paid off now) Income: total rent - $4,800Expenses:Mortgage, taxes, insurance - $2,600Vacancy - $150Repairs - $100CapEx - $237Water & Gas & electric - $84 (percentage paid by me) Property management - $330Total - $3,501Annual cash flow - $15,588CoCROI - $15,588/$96,500 = 16.1%Total ROI:Current house value - $600,000 (conservative)2% value increase per yearHouse value in 5 years - $662,448Sales expenses - $38,122Loan pay off - $426,673Total invested - $96,500Profit - $101,1535 year cash flow - $77,940ROI - $179,039/$96,500=1.8559/5years=37.1%I haven't added in the mortgage cost for the 18 months we were living there whilst work was being done as this would have been an expense we would of paid anyway even if it wasn't an investment.Let me know your thoughts and please highlight any errors.

Even if there wasn't room for them to force appreciation or increase income through airbnb, etc.This can highlight the limitations of using Cash on Cash as a metric for calculating an investment.

Theres houses just north of 495 in the area you highlighted that have great value and will cash flow positively if your play is buy and hold. 

In those photos you can highlight the pros.