Gotten to the point where she can no longer afford the payments, not late yet, but decided just to let bank have it back (her words)Mortgage balance is about $69k ( no statement with her) Payment is $500 PITI ( again couldn't verify)Current area rents per a PM/ Investor I know are $850 easy, $900 for this house given freshness of everything.

The home though is the second one in, inside is in pretty good shape, Will need fresh paint and a few other minor upgrades.

Walls had no damage and of course to sell a home a fresh paint job is always attractive.My friends took video of everything once cleaning was finished and one can clearly see that the interior and yard was in great shape, dated but without damage etc.

I have also had success with mixing Downy ( prefer april fresh) with water in a spray bottle and lightly using a 4" mud knife to scrape the wall.

M, you didn't say if the properties had any loans orliens on them, I assume they are clear.I strongly suggest you keep a fresh eye on this deal and develop it as you can to the seller's needs which may provide you with long term financing.

They do use a huge amount of fresh water for fracking.

These cars though I have  so far  no inkling to trade them in once I need a new set of tires like I normally do, one reason is the over the air software upgrades that keep it new and fresh..  

Do necessary repairs, slap on some paint to make it fresh and clean and make it earning it's keep.You stated that there are 20 properties on the market, none of which are updated, do you maybe think those investors know something you do not.

Also, at our 12 plex in the Tillicum neighborhood of Lakewood, our 1/1 500sf units are going for $800/mo (granted they are freshly remodeled).

and then re-building the entire house under neath.Lesson number 2 - in hindsight we should have dozed the house and started fresh with a larger new house.However we learned alot about the process, construction, changing direction when things go wrong, being flexible and rolling with the punches.We ended up with a nice place that we paid almost 100% of the appraisal price for, but we only owe 40k and it cash flows well.