They will have better knowledge than random strangers on this forum.

But it's based on my experience, not just some random bias. 

If you assume that over that time you spend 100k in random remodeling and repairs, that brings your total expense to 495k. 

The downside is your cash-flow gets hurt and a random (early) cap-ex expense might kill months (or not a year) worth of cash-flow.  

Reason I ask is I have a buddy of mine who is more than willing to charge me a couple points for 2-3 months on his money so I can be a "cash buyer", but I figured it might look off if they audit your bank statement and a 200k sum just randomly appears.

This got the well company visiting very often because all of a sudden we started having random leaks, No one knew where, But over Christmas and 4th of July No Water.

In some of the random FB groups I'm in people will brag that they're crushing it and then when you really push them on it they're doing some insanely low number that seems good to them. 

So you’re going to randomly pick a price to sell for. 

better that than losing money on a random deal thousands of miles away.

With some random cabins in the area with views and acreage that perform well also.I admire your properties on Cosby Creek @Collin H.!