Good luck  Total Rents Collected: $23,025/mo Debt Service: $12,358/mo (sad for me. 8% interest rates lol) Property Management 10%: $2,303/moReserves (Vacancy 5%, Maintenance 10%): $3,454/moPhantom Cash Flow: $8,365/moTrue Cash Flow: $4,911/mo (Money I can legit burn)  bob as you probably know I owned a few hundred of these types of homes from DetroitCleveland to Jackson ms  Birmingham balt city etc etc.  

I start by telling them we have a lot of money tied up in the property, and we've been burned by folks that wanted us to believe the best of them.

What would you do in my shoes I don’t invest there so take this with a slight grain of salt but I’ve heard multiple stories of basically this exact scenario someone getting offered a big payday for something in Cumberland, rejecting it & always for some reason (house burned down, block got worse, sheetz decided they actually didn’t want someone’s land for a car wash after all) always selling for like 10-20k and regretting not selling. 

They weren't that much more expensive than a generic blanket but the principal and selfishness burns. 

Prior to clean up make an inventory even if burned.  

We talked about an aggressive paydown at a rate of $5k for the next 6 months to make the deal sweeter for the next person, but renting it would be preferable to that I believe since I can get a higher return on smaller development projects at a burn rate like that. 

Quote from @Brook Burns: Thanks so much for the recommendations!

So, hot Zip codes, don't touch or you'll get burned.

Sadly, the place burned to the ground back in 2016.

If you get greedy and put #3 in front of #1 or #2 you can get burned like any other market.