I haven't dabbled to much in hard money as the ones around my area (Southeast Virginia) want too much paperwork and are in my mind too much of a hassle to deal with (eg. draw payments, weekly progress inspections, control of fundamental rehab decisions, etc.).

Windows get broken into, toilets back up, tenants skip town, taxes get raised, water bills get sent to the wrong address, section 8 inspectors fail you for perfect properties,,, the list is a mile long.

Find the houses that are most similar to the subject property, located close to it (with .5 miles is best) and sold in the recent past (within 3 months is best).

I found several other properties approx same size but in a more rural area within 5-10 miles asking from $98k to $150k for 12-13 acres of farmland but close to developed areas.In the community where the 11 acres is located, a house ready 1/4 acre is going for about $60k.

My properties are about 50 miles away so according to the IRS, it costs me $55 every time I have to show a unit.

I sugget you pull comps in the 130 to 150 range within three miles/then five miles and see what you get.

He can get a loan done and I know it, he'll go the extra mile to see to it.

You're 10 miles west of Detriot.

But for a person, those houses could be more than a mile apart because you have to cross at the bridge; and we know that properties more than a mile apart do not serve as appraisal comps (most of the time).And then you will have school district boundaries, where houses on one side of a street belong in one district and on the other side to a different district; the one with better school district, lower taxes, etc will have better market value to a normal buyer.

B) it EVERY time I violate my lease to be nice it bites me in the TUSH, a centimeter becomes THREE miles.