Three people I think are most helpful in negotiation and sales are the following:Zig ZiglarTom HopkinsRoger DawsonThe above three can be found on Amazon and get a Kindle $10 a month and really learn sales negotiationMike Terry and Tim Ferry are  real estate agent trainers and they are excellent as far as doing with objectionsAnd I think I'm pretty good at teaching negotiation for sword financing deals or low equity dealsFree video on negotiation http://www.biggerpockets.com/blogs/3/blog_posts/41...

Says that it creates a Pro Forma and everything...A video can be found on the last tab.

If you absolutely cannot get access and you feel the child is alone, at some point you're option may be to see if law enforcement can escort you into the home or bring a witness who can use a camera or smartphone to video record the entry from start to finish.

My suggestion, before doing any repair work that is new to you, search YouTube for how to videos.

Ive looked at many YouTube videos and read books.

What I'm looking for is someone local who I can build a relationship with to visit my properties and do a walk through with pictures and video of the progress of them.

We’ve got access to top of the line technology to help sell homes including virtual walkthrough cameras, 3D home modeling software and birds eye view video and photography via drone.

Just to give a better clarity on this property's situation.

Learn how to pull comps (don't ever mention Zestimate again) and get up to speed on the basics of rehab costs.At first blush, if homes are selling for around $385,000-$439,000 in the area, that house is going to need more than $50,000 in work.You'll need to do a walkthrough with a contractor, who will likely charge you for the estimate.There are lots of youtube videos on figuring out how to estimate rehab costs.

ILL POST a video of how We found it.