I've put my toes into the real estate water and I love the temperature.

The second one, there are 2 gas boilers and 3 water heaters running their exhaust through it.

Pulling some "investor" stuff can get you in hot water as an agent.

Manager lives on-site.Ok, those are the things that are positive about the home and community.Now for the things I feel would need to be added/completed/renovated before ready for sale or rent:New gutters - ~$800Laminate flooring in kitchen and bathrooms to match entire house - estimated $500Stove/Oven - ~$600Fridge - $700W/D (optional) - $600Window in master bedroom - $200Ceiling fan in master bedroom - $200Kitchen sink - $200Redo all door trim/paint all doors/rehang, replace or adjust a few doors - ~$500 (just a guess)Add small door to water heater closet ~$100New master bathtub - ~$8003-4 panels of skirting need to be replaced - $ (no idea) but estimating $200Ramp/Stairs/Deck leading to front door needs to be replaced - $1000Landscaping in front - $200Cleaning entire home to make ready for sale - $200I'd like to get a foundation specialist to look under the home (free)Roofing specialist to talk to me about the metal roof (free)I need to ask her about the furnace (forced air) and its age and working condition.I need to factor in about three months of lot rent (at $375 per month) for the renovations to be completed - $1125And I'd like to have $1000 set aside for unexpected rehab expensesGRAND TOTAL = $8925This would mean that our negotiations to the seller would start at $11,075.First, are these figures anywhere close to realistic?

New here myself but a great time of the year to jump in, long nights and cold days, plenty of time to hang out and learn.  

Demo kitchen, install cabinets, install countertop, kitchen electric, kitchen lights, kitchen plumbing (including saw cutting cement to run water pipes and electric).5.

But we also found water inside the old meter box & a lot of corrosion in & around the meter base.

My guess is that if they cold-approached you at $500k you could get it for $400k.But hey, I'm 2 glasses of wine down so you should probably review my logic with a critical eye :)

HVAC brand new is best  less than 10 years old 4. water heater new or less than 5 years old.5.

It happens more than you think.If you're not having luck cold calling expireds, then set them up on a 3-step marketing campaign.I sent a postcard for the first step, home seller's guide along with a sales letter and testimonials from Angie's List and Zillow for the second step, and a mini trash can as the last step.Speaking of Angie's List, since you're new, be sure to create a free business account and start collecting reviews and you do business.