Biggest expenses I'm looking at are some fogged windows and the HVAC & water heater are 20 years old but still work fine.....for now.Purchase price $134,000.  

How many letters sent -> how many people called -> how many were interested in showing you their house -> how many you got under contract, etc.Let's say you send out 2000 -> 60 calls -> saw 5 houses -> 1 under contract.So if you're getting a lot of people asking you what your offer is, you're still in that phase where you're having to filter out the motivated ones from the unmotivated ones. 

Make sure the land you buy has water and sewer connected already also (another $6900 here) in Pensacola fl.

It's been a few days since we close and so far, I haven't moved utilities like gas, electric,w ater over to my name and it's still in the seller's name.

Seeding at this point would be difficult because it uses more water and takes time.

Thank you so much for your input - The house we are looking to purchase is a complete gut we have the money to purchase the home (it is looking good we are going to get it for 15K, it has been vacant for a year and there is some water damage/mold in the interior.

The HOA is $155 per unit and covers water, trash and landscaping.

My favorite property descriptions usually include  recently replaced or newer roof, AC and water heater.   

It was the ghost ad to test the water before putting out the money!  

Him " I need a place to stay with electricity and running water, I need money to eat off of and I need a few bills paid off"My offer was to , at closing, pay his past due bills, pay for 1 year lease in an apartment and pay him monthly $500.