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Thanks for the reality check guys.So this home is in a very desirable small town we're home prices are averaging 135 dollars a square foot. 1000 sqf 3/1 homes are listed for $150k in this market .

I suppose I would like to give some basics of my situation, and see if any of you seasoned veterans are willing to give me a general sense of what I might be able to do with it.I'll be investing in Washington, DC.

In Washington state we have 14 days and we can refund with personal check.

For me personally, this wouldn't concern me at all assuming the house feels level, the doors don't "ghost" open or shut and close square to the jambs.

(that in itself was a challenge) -- I wanted the option to turn over vacant units myself, calls for over $200 in repairs (many want $400, which I find unacceptable), and definitely no extra services that I am required to use (in WA, I actually had to wade through so many management contracts that required me to get my carpets cleaned or my window blinds cleaned each year through their separate company, vacant or not).

Nice 4bed, 3 bath with 2513 square feet.

They won't be impressed with guru stuff either, not off the bat.What will impress them is your actual knowledge of RE, your market, assessing repairs and valuations that may lead them thinking in conventional terms of selling at which point you can then introduce more creative solutions that may fit the circumstances and solve the seller's problems,To do that you need to know RE, not methods of putting square pegs in round holes, you need to begin with the basics in the principles of real estate and then evolve to higher levels to suggest sound solutions.Knowledge can overcome the obstacles you may find in being taken seriously.

@Jason Hillier you need a Washington state attorney and CPA's advice on the correct answers.

Although higher rents may seem to be an appealing option for you, I wouldn't dare put in a bad tenant in even w/ a great rent deposit.