But part of me keeps thinking about going with a 4-6 plex in South Anchorage somewhere and maybe get a little more passive with income (and it would be easier for me to manage the property)In the end the same build going through a HI certified GC would be in the $450k range so yeah my effort in the hot sun is the definition of 'sweat equity' lol. 

And when that day comes when you no longer want to manage it yourself, you're not sweating where the money is coming from.

You let them sweat it for a few days and take your offer.

Unfortunately, most of what I can offer is only sweat equity as I am not very skilled in any obviously beneficial way for real estate investing.I currently work full time for a chemical company in Irving, TX as a regulatory affairs specialist for those of you interested in what I do for a living currently.

Hi All,I am going to be moving to MN in the coming year and plan on doing some flipping mostly contractor free with my own sweat equity except for big items like structural, electrical or plumbing system upgrades that may be required on some properties.

and what if I did put some sweat equity into it?

just do a little at a time. if you've got family willing to give free labor your sweat equity will provide an absolute huge return on investment.

If you're lucky you might be able to fill the cracks and give it a fresh coat of kills, not suggesting you hide anything, but a little bit of sweat, even if you don't own it may payoff.

Deduct this amount and then offer even less, providing some negotiating room and your argument that your sweat equity fixing the place up has to be worth something to you.One great strategy is to then provide a seller carried note option, stating that you could see your way clear to paying closer to the full retail price if owner carries loan.

I have also read the horror stories here, with members rushing to the court house before researching the title or lien and sweating bullets months later to make sure they are in the clear.