Your core message is strong, this truncated version (i believe) preserves that.  

Myself and other family and friends worked hard at removing this overgrowth to begin preserving this house. 

I'm too old to start over (again) and my investors are used to decades of never losing money, so capital preservation trumps the quest for another "most successful ever." 

Shows preservance.

You can split the proceeds of the sale in this way preserving for yourself some of the equity gains to be realized that is better than losing all the equity in the house and having to move out with nothing gained. 

Also, I know I will need a cosigner because my credit history and income history is minimal, though I did make a pretty good amount of money this past year with my property preservation business.

So a friend of mine is a property preservation specialist in Georgia and works with a bunch of the banks.He mentioned to me recently in the last few days a situation he is dealing with.

You may realize later in your investing career that being able to essentially get hundreds of thousands in equity financing for future deals (by preserving your capital by doing FHA deal on the 1st) at a 30yr fixed rate for under 5/6% is something that you might kill for later....especially when you'll be able to get a CD earning more than 6% in 5/10 years until your loan maturity 20 years later, and it's going to cost 15% interest or more if you want to borrower equity capital short-term from a private lender (above 80% LTV) - IF you can get it.

Trying to preserve family harmony, we gave him a try even though he had 2 deals' experience at that time.

Resale maybe 85k to 90k.They want 41k and I offered 5k cash.Agent is nicer and says bank recently rejected 21,000 for it.This house at best is worth in the 20's.There is another house in the subdivision across the street asking 38,000 and has 1,954 sq ft with less work.I have a bunch more cash than 5,000 but my thoughts are if I am going to buy and old house for commercial land to hold I don't want to pay a premium.If I am buying for a flip if I can get cheap enough I will use cash but if I have to go to a certain bid level then I will use hard money to preserve my capital.