Thanks to @Tatyana S. and @Ryan Landisfor the encouraging words and ideas. 

I generally give the seller a choice of whether to use the 1-4 TREC or a shorter (and easier to understand) two pager.  

thanks a lot.Glenn Hi Glenn-Welcome to the CLE - great choice.

With higher end properties in say a mid west market were Curt is remember you can buy BRAND new construction for 140 to 160k a door this is what buyers will compare to your 20 YO house thats been a rental.. to get retail value you would need a major renovation.I have been doing some renovation deals in the mid west last 3 years and you have to totally dial them in to get anywhere close to an appraised ARV or what you think is retail.. and I mean totally ... buyers in these markets have an over abundance of choices.. you may find that TINY pocket that is hot but other than that I think my statement is pretty accurate based on my personal experience in the mid west marekt place since 2002.

I knew I was always going to get into real estate (it's just a part of my family and my dad is an electrician by trade), so for me, getting a construction management degree was the natural choice.

I have about half that amount in cash, but it would not my first choice to go cash poor doing this.  

@ Ryan JacksonHey thanks for the reply Ryan.  

Something is only worth what someone else is willing to pay for it, so if they agree to sell below market that is their choice.

I suggest consulting with a local geological engineering firm to evaluate the options available for that specific site.The choice of foundation vs. crawl space depends primarily on two things as I see it, what is the market there and what is the structural fix for the soils.  

Success is a process, failure is a choice