Also be aware that reviews and listing quality plays a major role in how much you can charge for a property.

@Jerry Puckett I think (that can be dangerous) that the OP is buying this wholesale, not wholesaling the deal.If this is something you want to manage on your home then I would simply play it by ear. 

Secondarily, outdoor experiences is a must, high bedroom counts (work from home situations), and quiet areas for kids to play in the street (such as a cul de sac).

Typically when I'm advising my clients on submitting an offer, days on market plays a big role on where we come in on price.

Do you have the cash to make those repairs and then sell as more of a retail play?

Someone with asthma or other real medical conditions has less rights than someone who wants to get high and play with their pony.This is the disadvantage of rent by the room.

At the end of the day, you are playing odds.

If he was going play that card he should of tried it sooner. 

. $10k does sound like a TON in closing costs, but I guess it is always better to play it safe and be happy if it is less.

Failing that, stay in your Blue state and just get smart, hunker down, lawyer up, and play the game to win.