But I went with...Neon green #10 envelopes (seahawks green) with blue paper (seahawks colors) And the most fun/ interesting stamps I could get. 

So i'm in green valley (south of tucson) and considering multi family investing (leaning toward mobile home parks but open to options at this point)Can anyone give me an idea of what our narket is doing?

@John CheaIf you are completely green to evaluating and purchasing real estate, I would definitely find someone with knowledge and experience whom you trust to assist/coach you with evaluating and potentially negotiating this deal.This person could be another, experienced investor, a contractor, a real estate agent, or a combination of different folks providing those skill sets.An experienced investor will be able to assist you in analysing the numbers and determining if the property really is a deal worth pursuing  - separate the facts from the vendors rosy words and claims to sell the property.If you bring in a contractor to walk the property, you should plan to remunerate them for their time (unless you have a long standing relationship and they know there will be work for them).   

It sucks because it eats into your profits.  

I once overhead my former wife, a former kindergarten school teacher, give solid advice to an adult friend who was in fear of financial loss: "Honey, they can take stuff away from you, but they can't eat you."

Then you know you can't go above such and so price, and you can't do a fire burn house on your first deal, but ugly green carpet and tile is just right...that kind of thing. 

David Greene just said the same thing on a recent podcast.

I think when you are working and desperate to make a sale, non-deals quickly become deals if you want to eat. 

@Jonathan Greene yes I understand.

The opportunity is that I know the seller, I have been watching the property for quite awhile now, I know she has been eating about $1000 a month since thanksgiving and needs to sell because she got into real estate investing without biggerpockets.