In North Texas, I've figured out my sweet spot for purchase is about $70/sq ft with square footage between 1800-2400.

And she was super sweet and said yes, she needs to sell as soon as possible.I don't know if we'll go look or not, but it's amazing the change from the AWESOME call with all the f-bombs!

Sweet.

I am hoping to purchase it for around $80k and have estimated rehab at $25k ( I am a contractor and know this is an accurate and possibly over budgeted)My question is, what would be the best way to finance this with little or no money down and work a deal that is both fair to me and my sweet grandma who is now in expensive assisted living? 

We are using retirement funds for the down payment on this house as we felt it was a small price to pay to get started (and my husband has a sweet stock purchasing plan at his work to make up for it). 

I invest in intown Atlanta and I would say one investor's war zone is another's sweet spot. 80%+ of our rentals have Housing Choice voucher participants as renters.

@Tushar Radke our sweet spot for lease options is having our all in be 140k or less into the property and having that be 75% of the ARV.

I will NEVER see a deal as sweet ever again FOMO FOMO ARGH.I just have to tell myself NO. 

I will try to make this as short and sweet as possible.

That's the sweet spot, and I wouldn't call it low balling.