So, If i cut some nice to haves out  I may be able to save 10k, but then I risk not getting as much on resaleThat would put my MAO at 103k.  

Nice to see somebody local!

Youn Profeshonals etc.It’s nice to have less roofs but depends on the complex itself.Are the unit in walk -up building (up and down) or 2 story town house style.The second is often more in demand because they are larger.It is a low cap, but that’s Orland I guess...How much money do you need to spend per door to achieve higher cap?

Buffalo is a really great town in a nice location. 

Thanks guys for your replies, especially Jay, it's nice to run into you again ;)An update, it seems the land is subdivided into 15 lots adjoining a golf course, not the golf course per say (slightly misleading marketing imo).

So now I've got the whole bathroom gutted cause the cpvc ran under the subfloor, which btw is now sitting on the ground making an invitation to move right in and become my next tenants, but the living room now has a nice trampoline bounce effect when you jump on the floor cause all my joist supports either washed out or sank from under the house!

Put that money into KILLING that pink bathroom with that dropped ceiling over the tub, and make it nice. 

I would be very careful commercial in small towns can stay vacant for EVER and a Day.just drive through any small town between Dallas and New mexico.. look down the main street.. nice brick buildings 90% vacant then on the outskirts of town a walmart and the associated fast food joints..the resi might work.. and maybe you change the commerical to cheap storage but put NO value in its cash flow would be my advice unless there is some compelling reason you think those would be leased.. if there was demand they would not be vacant would be my thought

It would be nice to meet someone with the same interest, this seems like a great community here on biggerpockets.

The biggest question is whether or not you and your mother are willing to move 20-30 minutes down the road.Saint Pauls NC has a nice 1200 sq.ft. house listed in the mid-$20s that you should be able to get up to speed without too much money as long as you know someone who will do plumbing work for you cheap.If you have approximately $20K, you ought to be able to find something in your price range in rural NC, but it might not be in your immediate vicinity.Good luck,