Translation: $000000

I've had a realtor tell me they "work with investors" but I had to be exclusive with them, and I needed to fly out there, and they are not willing to find me 70% market deals--translation "I work with investors, but I don't actually work with investors and I am a liar and a nightmare to work with and I'll waste a ton of your time while forcing you to sign an exclusivity contract."

I know it can be done because I've sat on google translate to annotate German tax returns into English, along with past-dated USD currency conversions to get a loan through, but yeah this is one where you need to shop primarily the competence of the lender, and shop it hard.

As part of due diligence I found a few active permits for the work being done: Electrical permit to rewire new 200AMP service w/switches, outlets and lights; and Alteration permit for major alteration to interior (knocking down walls to make single family home?)

You'll still have picky lenders but it will be possible to get a loan.If it isn't legal then you are out of luck unless you alter the property or the zoning.

You can translate that last phrase as 'you may be hard pressed to execute' in your new endeavor. 

I'm not taking my proeprty off the market for 30 or 45 days, maybe longer as it may require to be extended, to some guy who drives up in a 95 Ford who claims to be some real estate investor (translation, some jobless guy who probably has questionablle credit and no money).If the seller has tried to sell for 286 days and no hits, another 30 days probably will not be a problem, so a motivated seller might look at anything.

The bank cashing a check, regardless of what's written on it, doesn't alter any loan doc.s.

This translates into making offers sometimes over ask because the other buyers will eat you alive at ask, or making offers without contingencies or choosing when not to give right to cure or having the advantage of a large sum for earnest money or a blitz closing (Thanks @Jason Dominski!)

.  --   3780 sq ft 2 story office building (office was previous use)--  Built appx 1900 -- think it's brick, or block with some sort of facade, possibly limestone as that is common in the area -- has a basement as well with partial crawl space -- good soil in the area--  Appears to be structurally sound - no issues - however needs further investigation, the floor joists are likely large old world pine/oak or other hardwoods shipped in so they should be good as long as no previous termite damage/dry rot--   Basement professionally waterproofed 15 years ago - should be no water issues, we've had lots of rain locally (more than we've had in likely 10-15 years) and basement supposedly has not leaked, think it's limestone/concrete -- Building also surrounded by Concrete -- water should not be an issue-- Per agent this week there will be a new roof put on (Flat Roof) at a cost of $17k-- Asking price $60k-- Has been occupied by an accounting firm for I believe 40-50 years - they owned the building and have left as they merged with another local accounting firm and moved to another building-- Dated inside -- lots of paneling, probably dim lighting, HVAC is kind of dated****************************Potential Downsides/Other Pertinent info-- Likely will have low or nearly non existent price appreciation, other than upgrades I'd put in -- I probably wouldnt factor it in any of my figures-- Lots of ranching/agricultural, oil/gas, wind energy activity around - city has the closest major grocery store/Wal Mart to lots of people located in more rural areas within a 1-2hour driving distance -- town is important for that aspect-- Located in a small community - town has appx 12-15k people, however it is a bedroom community located off of a VERY well maintained interstate and it's only 20-30 mins drive from the City I live in that has 500k people --   The city is a good "Clean" town if that makes sense, very nice community gym close by-- Building is on the downtown core - right off of one main arterial and 1 block from the other -- no plans in the future to alter traffic flow etc --- Lots of money has been put in by the city/local govt to maintain the downtown area and make it a very nice walkable area - with lots of little shops, antique places, a couple cafes etc -- A local company in the refining business recently moved the majority of their business there from Wichita and has put a lot of money into this community -- large donations to the college and elsewhere (they make additives and are a nationally known brand -- have been around since the 70's - only way they go down is if we go away from the internal combustion engine - dont see that happening in the time I'd own the building)