I'll power wash the mold of the siding, put in some light bulbs, have the electric and gas and plumbing turned on (HUD winterizes houses) and get a Certificate of Occupancy inspection.  

In our case I need at least as much as I put in, and 15% on top of that.  

The best way to help her is probably to put in a little sweat equity doing some repainting, etc.

Okay, I'm going to put in my two cents about why I've chosen not to get licensed.  

I also know that they don't go that low for very often which is why I'm not planning on hanging my hat on the deal but figure it doesn't hurt to put in the offer.

There is ironic humor when you ask about using an attorney to handle mailing in a pre-prepared AOM (simply put in mail and send) but get what seems like no advice on the file as it pertains to title, credit, bankruptcy and origination.  

Just put in under contract.

Here are the numbers and estimates so far: Property Type: Two-family, side by side, 3 bed / 1 bath each (vacant)Location: Honesdale, PA Ask Price: $77,000Buy Price: $70,000Closing Costs: $3,341.45Estimated renovation costs: $25,000ARV: $120,000Taxes: $1,840Water: $1,200Sewer: $1,140Maintenance: $500Insurance: $1,611Miscellaneous: $600Rent: $750 / $900 (tenants pay for gas & electric)My plan is to put in new bathrooms & kitchens and clean up the rest of the areas.

Not sure what you put in your certified letter but you can not treat him like he is defaulted.  

The price was $415k and lowered to $225k.We put in an offer of $290k cash offer about 6 months ago, when he property was listed at $415k.