@Roman McIntoshOn the surface, those numbers look tight.

Just saying ,the expenses for out of state properties is hard to manage when you have no physical, eyes on, level of work, or professionalism done,, until a problem really surfaces and then you've paid thru the nose, jump hoops to figure things out after the fact. 

I ask because I'm a lender and on the surface, I can't figure out the issue you are having.  

My guess is that the type of hands off 'don't want to deal with it' buyer you are looking for is also unlikely to be able to see past the 'ugly' current state of the house.I could imagine it working if you show them something finished (model home) and not show them the current ugly state.I heard a story from a high end ($50k tables) furniture designer who once made the mistake of showing the client the table in progress with clamps, glue and unfinished surfaces etc.

Sometimes the smell gets stuck on the surface and by cleaning and painting you can get rid of it.

Hope you put flood insurance on it :)What made you decide to go with hard surface countertops and stainless steel?

Upgrades will include new solid surface countertop, cabinets, upgraded laminate flooring, trim, and carpet in the bedrooms.  

Maybe 125 even.I am pondering if there might be a good opportunity get into this house with some creative but not complicated financing where I DON'T have to put 20% down and be advantageous to both myself and him.On the surface, I figure he prob owes about 98K on the house. 

Every "surface" in the house is new, with new paint, new floors, painted cabinets, new appliances.

Thus, we were a little over all-in.going forward everything depends on how many tubs end up needing to be re-surfaced.