From the standpoint of a "retirement community" I don't know if it works because what I've been seeing is that the baby boomers that are retiring want to stay near their grand kids which are generally located near economic engines (industry, universities, hospitals, etc...).

They thought that 5 years of no increase in dues showed some kind of grand fiscal management.)Banks that foreclose on condos seldom pay the monthly dues. 

. -  11% below listcommission + close = 8%195350 * 8%= 15628$195350 - 15628 = 179670$ net to the sellerfor a grand total of 17% below asking price. 

Does anyone have any good leads for private lenders in Grand Rapids?  

Hate to be a killjoy but,I doubt a bank would give you a 15,000 discount on their property and let you shop it for 30 days.Also there may not be enough cash profit after 60 grand in repairs unless your are accidentally over estimating the rehab needed.It's just my opinion don't take it for the Gospel.Give it a chance but, expect the counter offer from the bank to be near 40 grand.Hope I am wrong,good luck to you.

My preference is that I am less inclined to sell to a civilian because of the increased scrutiny & higher risk of litigation (not worth it to me for a few grand) .

You're in a position to make that only a grand or two. 

I get $700-$800/month for 2/1s east of Grand. 

It was a big deal when it opened, Mayor Booker was there to cut the ribbon for the grand opening.

Sometimes I win sometimes I don't.I think when buying incredibly competitive priced RE people get caught up in trying to get the "best" deal possible.A couple grand should not make or break the deal.Pick your top dollar and go with it.