The flood insurance that was transferred over was pretty cheap (1120/yr) which was much more reasonable than any quotes I received.

Cheap does not always translate to a good deal.

If you can manage to flip wholesale deals you should do well...I'm finding it very difficult to find cheap properties though, especially in my favorite zip codes .

Just because you FC on it, its tough to make any money on it without rehabbing it unless you get it super cheap.

The plus's are: It's still pretty cheap, great rental market right now, small acreage is always in demand and Prineville has that (did I mention cheap?).

I pay $1300 for rent which is cheap.

Personally, I prefer to work with people who are professional enough that, once we have discussed what is to be done, how and when, they are autonomous enough to do it without my having to follow up constantly, and courteous enough that, if there is a delay, they let me know that they cannot meet the original deadline and provide another delivery date.

Keep in mind it's a duplex so upgrade would have to be cheap enough to do on both sides.

My goal of course is to get it as cheap as possible and even though this may be a business for the seller, they still may be driven in part by emotion and their desire to not lose money on the deal.

Otherwise "vacant on delivery."