I have had 4 properties in this area and every single one I have had to go through this while some of the neighboring properties were not desirable at all but were left alone because they were owner occupied. 

Last, if no one told you, taxes are about triple the cost of owner occupied properties in SC.

Some states laws say for non-owner occupied property, the vendor doesn't need a written contract.That said, in the absence of a written agreement if the lien is to be based upon the reasonable value of services provided, that $9k estimate seems like a good starting point.

@Bob Asad, it is vastly easier to obtain a HELOC on an owner occupied residence than on a rental.  

Explore New Haven County's opportunities, including multi-family properties, strong rental markets, and owner-occupied financing options.

The property is a REO Occupied home that we could not inspect prior to bidding and only had one photo of a really bad exterior.

@Clay Hall,It is much easier to get financing on a house that you will be occupying, because of risk to the lender. 

Typically owner occupied multi families are the best kept.

All of these play into my bid as if it’s not 12 month seasoning and it’s owner occupied in New York my offer would be very different than if it was in Texas

Is it 83% physically occupied, or economically occupied?