I have a 20 something I was sure would never pay and has been on time for years - I've had cute little old ladies not pay the first month. 

@Constance Chambers that’s wild!!

Was also able to purchase a small 2/2 bunaglow from a lady in Midtown Sacto who owned it free and clear and she had other properties.

Hi all,There is an eldery lady whose yard I've been maintaining for years.

Like you said it can vary wildly, but even as I contractor I still use rough numbers to make offers, and only refine these via a thorough walk-through, after getting offers accepted.

The lady owning it is getting older and doesn’t want to go up and down stairs to show it.

I'm generally a fact based lady, but should I read the signs that theres some bad juju and sell out now at the top of the market with 70k in equity?

@Mark Zippo this would range WILDLY based on your market, your individual tastes, etc.

One of the ladies at the HOA office is telling me to move it.

It really depends on your market and other factors.On the commercial level there are certain systems and processes buyers and sellers usually follow where as small balance residential is the wild west.