Perhaps this "no inspection" buyer existed 2-3 years ago at the height of the market.

Who is familiar with the market trends and can share with me some insights?

It's likely you'll be able to raise the rent as well with the upgraded unit and you can look to market it during the time of rehab. 

Personally, in this market, I would work on saving up and really doing my best to find a great opportunity and pull the trigger then.

if i am going to be ~$600/month negative, it would need to be a market that has rent growth far greater than inflation.good luck 

For me, the first pass at underwriting is simply about determining if a deal is worth exploring further.In the current market, I’d say 9 out of 10 deals are dead on arrival.

So back to being a real estate investor: the only way to be one is to buy a property and create value out of it, whether through finding a below market value house and selling for a profit, or renting and creating cash flow.  

If you gift a house, the fair market value (FMV) at the time of the gift applies to the lifetime gift limit—not the amount you purchased it for.

do you guys post off market deals on there/is there a better place to find be off market deals in Canton rather than Craigslist or marketplace? 

You can find comparable sales in 2017 and use that dollar/acre figure to arrive at the fair market value then.