I wanted some advice on the following deal:List Price:  $56,000DOM:  114 with no price reductionRepairs needed:  roof and pier and beam foundation leveling (estimated 15k)Expenses:  Insurance $769 Taxes $1571One side of duplex rented at $600 (long term section 8) and the other side it vacant.  

In this world time is a precious commodity so you have to be laser focused on what you want and what you do not.If you are a brand new investor trying a way out there approach with limited money then likely a brand new agent with nothing going on to submit crazy offers or strategies will be the only one to bite.Seasoned brokers/agents are busy with seasoned investors who are active in the market.If you have no cash, no experience, etc. then a broker/agent in demand isn't going to spend time on that.

Detailed renovation costs and rental numbers posted below: Item Cost Demo (includes removing kitchen wall & installing support beam) $1,500 Exterior paint & siding repair/replacement as needed $4,500 Roof repair $350 Foundation repair/basement waterproofing $6,200 Renovate existing bath (new tub & fixtures) $975 Build new staircase to access attic $3,600 Finish attic space (reinforce joists; install subfloor; insulate; install windows; framing; electric; drywall; add bathroom) $19,500 HVAC $2,000 Tile tub surrounds in both baths* $600 Electric (new fixtures/outlets/switches)* $400 Interior paint* $800 Flooring* $1,900 Misc carpentry (trim work, shiplap, floating shelves, etc.)* $575 Misc (landscaping, kitchen faucet, door & cabinet hardware, drywall repair, smoke detectors, etc.)* $600 Utility costs during rehab $200 Closing Costs $2,000 TOTAL $45,700 *DIY jobs; cost listed is for materials only We have almost a dozen showings lined up this week after just a few days on the market, and hope to have a tenant selected over the weekend.

You want to focus like a laser on the kinds of deals you want to do, and you should be communicating this to brokers and other people with access to these deals.  

All areas saw solid growth (ie home sales) in the last 6 years and have near 10% unemployment, so there are plenty of underwater people who are very unfortunatey behind on payments.How large should the farm area be?Am

I was beaming!! 

An almost endless array of filters can be used to laser target the best prospects with these lists.

Many of us choose a market and focus on a relatively small area like a laser.

There is no such thing as an uber focussed laser targeted motivated only sell right now list.

The house was only 600sf and on a pier and a beam foundation.