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).

. $1.5m loan amount, 6%, 10yr, 30 amort.The loan metrics themselves look good and with incentives for fees all cost barely come to 2 points (incl. appraisals, escrow etc).However, the conditions are alarming.

So you just found a 1000 sqft SFR with an ARV of $100K; it needs some rehab of say $10K and the seller is selling the property in its 'as is' condition for less than the ARV of $100K -- an amount which we are trying to determine. 

In the discussion that ensued he laid out property condition spectrum with three distinct points of reference: Fully Performing; Value Add and Rehibilitation Condition.  

The home is older and in relatively good shape and was recently rented in its current condition but is now vacant.  

The worling conditions mix danger, monotony, and lonliness into a lethal combination. 

It all depends on the size, condition and materials used.