the area is very nice well kept , its a corner property and on the opposite corner is a small mom and pop deli, at the top of the street is the local elementary school with a play ground and feild for kids aswell as a large playground/ football /baseball feild/ basketball courts a few blocks away with organized sports running concurrent to the sports season. lowes and giant as well as several food places  about a block away also. deffinitly alot of conveinece in the neighborhood. no inspector has looked over the property other then myself and partner twice already

It's like a sport - basketball players are always taking shots, dribbling before a game to get loose.

My joy is that you have learnt your lessons and hopefully, you will not cross this bridge twice.For me, I am not a builder, and I dont rehab....I do not have comparative advantage and the skills to do that..I will rather leave that for the experts.... my time is too precious for me to spend lifting bricks......more over, it becomes another JOB for me.....I rather take a low return with peace of mind while watching my son play basketball games that sweat through 25%.

Looking for advice on offer/max price.Also looking for what I missed in calculations.First the hard part:This property is in rural TN in a town of about 20k population.Current owner has been renting to local college for basketball players/coaches (both boys and girls teams have used it).  

Is there an amenity you could provide to the tenants like picnic area or basketball hopes and playground?  

Its not always about being the biggest and baddest or smartest guy or gal in the game. Really

Multi-units often have amenities that are not common in SFH like tennis courts, basketball court, picnic area, clubhouse, swimming pool, fitness center, etc.

Oh, and I am hoping you root for the correct team (hint: they have won 8 NCAA basketball championships)!

My hobbies outside of work are playing basketball and trying the learn how to ski, and of course educating myself in Real Estate.    

(If my grand project wouldnt fly - I'd like to pursue the possibility of building a smaller multi family project on one of the empty lots -- a 6-8 unit building should fit along with parking and maybe space for a basketball court or sand volleyball court or the like)Here's my idea -- there has only been private rehab of the couple old apt buildings near the school and some of the run down houses -- however nothing built "new" as far as I can tell in decades.