Throw the seller a few grand that she'd pay an agent to list and it's a win win.

Beyond this I suppose you also believe appraisers are something akin to tarot card readers, General Building Contractors similar to a bellhop at a Super8, all just pointless worthless do-nothings as you are some grand puba of all intrinsic knowledge and master hence your unique knowledge of knowing better than and entire multi-trillion dollar industry and dozens upon dozens of jurisdictions and so on and so forth. 

I cash flow $100 on the front end and a couple grand from my tax returns.

I'm a big fan of Grand Rapids, Michigan. 

Grand Rapids was built on AmWay.

I suspect there are certain business that facebook would be good for.. for me its just grandpa time look at the 7 million pictures of my grand kids.. poor kids.. they will have pictures of them by the thousands throughout their lives these days...

Some of the expansion is on the fringes of the metro, like Casa Grande, but the demand will be there. 

New landlord would not agree to STR.He now has 13 couches, 13 TVs, 13 of everything that he has to put into storage and pay a ridiculous amount to have it moved.It's not investing, this is no different than leasing a car and renting it on Turo.If you have a couple of grand saved for arbitrage, just save longer and get a multifamily property on FHA.

I can almost guarantee you the neighborhood you live in has the same small level of crime seen here or more.Now, grand opportunities like these don't come along often, but now that I think about it... here's another one currently for sale that doesn't have any pictures on the MLS because the agent isn't doing his job, and so that's why no one has bought it yet.

Grand Rapids, Ann Arbor (bit pricey though), Kalamazoo, Lansing and Northern Michigan in Traverse City and Petoskey.