It also backed onto a huge stone crushing/cement plant so fine dust, 5am diesel truck start-up noise etc was common BUT the 'buyers' loved it.

Michael Plante I haven’t exactly made a deal at 50k yet.

You'll find a lot of multis built in the late 1890s to the 1930s and those come with all the usual physical plant precautions - knob & tube, cedar pilings, ancient plumbing, etc.RPR is a good tool, but more than that, I'd be looking at Trulia's crime heat maps and MLS rental histories. 

It seems like you've planted the thought of selling in his head, so the longer you wait, the more likely he is to talk to friends and family, another investor, a realtor, etc.With that being said, when you do talk to him, be ready to get it under contract.

and reality is no one closes that quick.. they try but few can make it espeically if your in an attorney closing state.. those guys are not like west coast titel and escrow companies that have the title plant all in digital format and can pull title in 24 hours and be ready to close.

congrats @Michael Plant and welcome to BP!

The numbers are only going to get you so far.The numbers won't tell you if your GC is going to flake out and disappear three weeks into this rehab, if this dubious person hired a trim carpenter who doesn't know how to cope inside corners, if your flooring guy's going to assure you that of course there's no problem with having vinyl flooring in the kitchen of a home that you intend to sell for over half a million dollars, if you have plans on replacing those Lowes bargain bin flushlights in the kitchen and hall with something else, if your drywall guy will eventually tell you that, sorry, he knows nothing about plaster repair in structures dating from the 1920s, if that ceiling in the living room is popcorn, painted popcorn, asbestos-laden old painted popcorn, or just a knockdown texture finish, why there is a washing machine in the kitchen, and the hits just keep on comin'...Get in the weeds of the rehab analysis, Alon.

Michael Plante ichaeNo change there.

Or kill off all the grass and plant a low growing weed like Creeping Charlie or some other low ground cover.

For smooth walls or a knockdown texture a 1/2 or 9/16 inch nap will work well.You can probably get 20% off Behr pretty easily if you know anybody who has a pro rewards account.