How are my assumptions?

It also is using retail prices, which I would hope to reduce by 20% or more once work is bid out, and I figure out what I can do myself, or oversee myself.Getting a rough grading and excavation cost is my first step, and then nailing down all the permits I will need.From what I have seen, under $200 in LA, and Im talking the higher end areas, like West Hollywood, Eagle Rock, Mount Washington, Highland Park, Venice - under $200 would be pretty good, is this a correct assumption?

Looks like it may be slightly better than a break-even property according to my assumptions (I did 8% vacancy, I put an extra $250/mo maintenance which may be steep for SF home).

You don't know if they are going to ask over or below the market value right now, you are making a lot of assumptions.

You make many assumptions about why I asked the question.

I've put all the assumptions into a model and came to a max offer price of $84K.

My only assumption would be to have them gift me the properties, I wholesale them and they are no longer costing them money to hold on to them.

To be honest - we did not have the conversation that she would not submit to her broker - I guess I just made the assumption (possibly an incorrect assumption) that when I told her I would pay her cash she would not report to her broker.

Cost Assumptions- Purchase Price $95K, Improvements/Rehab $5K, Closing Costs $4750Financing Assumptions- Down payment 20%, Interest rate 4.3%, Mortgage 30 yrs, Mortgage PMT $374, Cash Outlay $28750Expenses: - Monthly rent $1200, Vacancy rate 8.3%, Property Taxes $2418, Variable Cost PM 13% (includes leasing fee), HOA $200, Insurance $800, Maintenance $720 (annual).Cash Flow and ROI- Annual Cash flow $2850, Cash ROI 9.95%, Total ROI 14.40% Is it really worth it to proceed with a deal that provides 9.95% COC and $238 monthly cash flow?

If they do fix it, there's not much else you can do regarding that issue.Secondly, there is such thing as a "quit" notice (with no option for curing), but those are only for really egregious violations (i.e. drug dealing, threatening or assaulting other tenants, etc) and if you tried to use one for a minor issue I still think that a judge would see through it and you would not prevail in court.As for your offer and/or your negotiations with the seller, I would operate on the assumption that you'll be keeping this tenant.