These are the sellers OFF market that may accept a healthy discount, but these houses come with issues that may be cheap to fix or may be very expensive to fix.

You know the answer well but are looking for a healthy discussion.

I have a healthy mix of LTR's that allow we to weather a potential STR storm.

I'm a healthy young man, in great shape and didn't really struggle with it.

Assuming you have the drive, capability and desire to be more of active investor/player this is what I would do if I had $10,000 to start out.I would first get really really good at underwriting deals …and then find a property that has a 25% amount of equity upside in the deal day one and also a combination of healthy cash flow that can support the property DAY 1!!!.

Looks like a healthy little profit there for you - nice job!

A healthy price will generate a lot of inquiries, but only one of two applications in the first couple week. 

My goals are for him -  to ensure that I have enough money available for him to get whatever care he needs (he's fully independent now, still works on his bobcat, healthy, etc. - so I guess I need to estimate what those would be - he is in his 70s and has uncles and aunts that lived until late 90s and one until 102 when no one did) and a comfortable retirement (he is extremely frugal so that's not an issue).

Cat urine will soak into the baseboard, subfloor, drywall etc....anything that has pores.

It's a sign of a healthy market evolution.