It's a 78 double wide in decent condition but not on a foundation.

I just got notice that my insurance company will not insure my roof on my SFR because it is too old or not in the best condition.

Permits (its ok for a homeowner to do anything themselves but a landlord has to have a licensed plumber reconnect the kitchen faucet when changing out countertops), inspections, etc, etc.Its ok for a homeowner to do anything they want and live in a house in any condition they want, but its not ok for a renter to?  

I have about 13,000 in cash, the foreclosure I am expecting to be worth around $200,000 once in good condition, hopefully normal maintenance is all that is needed (i.e. cleaning moss of roof, landscape cleanup, paint, etc.). 

The goal is to get the house to renting condition. 

Can they know the local market conditions?  

She will trust what she writes more than what you put down on paper.Once you have arrived do at the framework of a deal, list out a simple list of terms in about 6-8 line items then a list of documents that will be required and tasks or conditions that are to be met be each party. 

Not a lot of work NEEDS to be done, but for top dollar, it should be.The other 6 condos are in good condition too, and most of the units have active tenants in them.

The more a tenant resists courtesy notices, the more formal I get in my communication with them - to the point where I'm citing conditions of their contract with each request (e.g., "Pursuant to section 10.3(a) of your rental contract, you are hereby given the required 24 hours notice that remediation of a window leak will commence on the premises by Acme Construction, LLC.  

I've driven by and from the outside its in much better condition than the price tag says (just my uneducated eye test).