After the house and sewer inspection we adjusted our offer to $115K and they fix the sewer.  

@Alan Caceres sounds like you are already doing a lot of things right, so probably just a few minor adjustments that will make the difference.

@Marcus Jefferson Wayne is right, generally as the sqft rise the $/sqft falls, so if you can't find any other houses that are comparable, you might have to look at other similar neighborhoods and see how the $/sqft ratio adjusts as sqft goes up.  

Besides keywords, what other ways can you adjust the ads?

While those do not fit the 2% rule in our market, the overall yearly cash flow is around $10,000-$15,000 / yearly per property, and the amount of day-to-day management is considerably less intensive (I think). 

@Jeffery Neal oh the joys of adjusting below market rental rates.http://towergrovecdc.org/cdbg-activities/landlord-... is the list of topics they had for landlord training this year; I'd recommend emailing Dana and asking for the handouts to start. 

Very inspiring, especially knowing about your intense job, and family life!

Some sellers of rental properties love to hide behind the "seller never lived in the property" box on the disclosure.After all, we all know that landlords who don't live in the property would never know that there's a crack in the exterior wall, or there's a hole in the roof, or the HVAC is about to crap out.I would suggest an extra intense inspection of this property.By the way, if you don't have an inspector, I can recommend a really good one whom I've used in the past and with whom I've been very happy.

Sounds to me like it is adjustable rate for all 15 years, which would be dangerous in this climate in my opinion.  

James Free Anthony Dooley The basis would the lesser of the FMV or the adjusted basis at the date of conversion.