There are many qualified buyers out there just kicking tires and wasting seller's time and patience.

- what a waste of time LOL. 

250 is nothing for a mailing or a call-campaign and unless you go BIG, it'll be a waste of $$. 

For those looking for solid class C homes, an occasional class B homes in town and spread through a few of the surrounding towns, ie Wathena, KS or Savanna, MO on a passive cash flow investment plan with at times great bang for your buck, St Joe can be a market worth target. 

The last thing we would want to do is waste someone's time with presenting a bad deal.

Pick a solid B-Class suburban area.

Regardless, once you find a solid foundation, it may create a more flexible situation for you to make your "next move".

Don't depend solely on their repair estimates, actually have your guy or yourself walk the property to get a solid number.

The tenant agreed to leave the day for the court date, remove his belonging and give me the keys if I didn't go to court and get a judgement.I cleaned the place out, have spent 3 solid days getting the dog urine smell out of 2 rooms. 

However, if you do a good job of leasing it up quickly and can demonstrate a few months solid financials, then you should have no problem refinancing.