Pulling some "investor" stuff can get you in hot water as an agent.

Manager lives on-site.Ok, those are the things that are positive about the home and community.Now for the things I feel would need to be added/completed/renovated before ready for sale or rent:New gutters - ~$800Laminate flooring in kitchen and bathrooms to match entire house - estimated $500Stove/Oven - ~$600Fridge - $700W/D (optional) - $600Window in master bedroom - $200Ceiling fan in master bedroom - $200Kitchen sink - $200Redo all door trim/paint all doors/rehang, replace or adjust a few doors - ~$500 (just a guess)Add small door to water heater closet ~$100New master bathtub - ~$8003-4 panels of skirting need to be replaced - $ (no idea) but estimating $200Ramp/Stairs/Deck leading to front door needs to be replaced - $1000Landscaping in front - $200Cleaning entire home to make ready for sale - $200I'd like to get a foundation specialist to look under the home (free)Roofing specialist to talk to me about the metal roof (free)I need to ask her about the furnace (forced air) and its age and working condition.I need to factor in about three months of lot rent (at $375 per month) for the renovations to be completed - $1125And I'd like to have $1000 set aside for unexpected rehab expensesGRAND TOTAL = $8925This would mean that our negotiations to the seller would start at $11,075.First, are these figures anywhere close to realistic?

Demo kitchen, install cabinets, install countertop, kitchen electric, kitchen lights, kitchen plumbing (including saw cutting cement to run water pipes and electric).5.

But we also found water inside the old meter box & a lot of corrosion in & around the meter base.

HVAC brand new is best  less than 10 years old 4. water heater new or less than 5 years old.5.

The bedroom has oak but there are multiple water stains and contractor said wouldn't be worth replacing.  

When the hot water tank broke she offered to pay half.

That being said, the land and established septic and water would be worth what I will offer. 

But whereas it has fallen into disrepair and has some water and termite damage and needs hundreds of gallons of paint and hundreds of yards of carpet, it has potential.

At 93k I can get 10% CoC and $200/month in profit.Here are the numbers as I see them:% Down Payment 20.00%Down Payment $23,800 Remainder of closing costs$5,500.00 Total Due at Signing $29,300 Mortgage Rate 5.00%Length of Mortgage in years 30Monthly Mortgage payment $511.05 Taxes $135.25 Sewer and Water $- Trash $- Heat/Utilities $- HOA $- Cap Ex and Ops $150.00 Insurance $65.42 Mgmt Fee $103.50 Vacancy $93.15 Total Expenses$1,058.37Total Revenue $1,150.00 Cashflow/month $91.63 Cashflow/year $1,099.55 Cash on Cash Return 3.75%