they said around 90% of market value.I tried to get them to understand that this property needs a LOT of work, almost a full gut, some holes in walls (small) old carpet needs to be ripped up, i mean like the works on this thing, you can prob get away with touching up the kitchen since its real hardwood and the bathrooms as well but this prop needs at least 80k.Found out owner actually owes 140k on property, and zillow is zestimating it to be 127k.

A basement with a separate entrance but no kitchen is not considered an ADU, and therefore does not have the 120 day limitation. 

I look at foreclosures.comOut of the 3 stages I am definitely not ready for an auctionpreclosure / short sales:- I need to research how to take over a deed / title- need to prepare how to do door knocking (I have a sales background and feel confident in dealing with an emotional conversation about someone’s home) - there IS a window of like 4 weeks that I need to prepare for (have my finances in order) to then bid before it goes to auction?

That hard work includes making the investments that the current owner hasn't made (nicer kitchens, new flooring, fresh coat of paint, etc.), removing tenants and marketing to new tenants.

I fixed a leaky roof, revamped the kitchen that time forgot, and transformed the backyard jungle into something a human could actually walk through.

Maybe you can add clear rules on noise, guests, shared space usage, cleaning responsibilities, maintenance expectations, and specific guidelines for shared bathrooms/kitchen.7.

Not interested in installing new flooring or new windows.

Think of all the horror stories about tenants maxing out the heat with their windows open during the winter, deliberately running water bills up, etc. 

Learn how to properly assess and QC the excavation and foundation phase, framing, roofing, siding, windows, etc.

Not something to be looked at monthly but kinda fun* Loan Balance = Due to buying a car, giving extra to church, and kitchen remodel I needed a way to track my loan pay down progressGray shading is future/projected - listed only on interest & Loan balance.