You have to include the cost of your time and the work, especially on a "scary house" is daunting indeed. 

Examples include replacing a deck or renovating a kitchen.

It's an acreage property near the lake that has a main house (2/1), guest house (3/2), and small studio-layout unit (3 units on same property).

Many local businesses that operate in the downtown area by the state park (including some famous attractions) close for the winter or reduce hours.

Quote from @Franklin Marquette: When building ADUs, do they generally create value uplift for the property in the same way that the main house is valued?

I own a property management company in WA, including Yakima.Here’s a rough breakdown of costs:- Management: 15-30% of revenue- Cleaning: $100-$200 per turnover- Utilities: $150-$300/month- Maintenance: 5-10% of revenue- Insurance: $1,500-$3,000/yearTools like AirDNA or Mashvisor can give you a solid idea of income and occupancy.

Our main issue is these properties are owned in an LLC.

There are clear winners in types of photos that should be included in your listing, along with examples of listings I believe achieve this.

I mainly bought it for the land, do not intend to rent it out for cash flow or what not.It is currently occupied by the previous owner.

@Marc Robinson some may be more adventurous than me but with septic and well I would walk awayI prefer TOH of course but with $300 lot rent and 19 occupied, utilities included in rent I would pay $400-450k for this