Im looking for "Win Win" deals so the seller can walk away happy.

I like to leave room for tenants to negotiate so they can walk away feeling like they got a good deal.

You'll need to do the same in order to be competitive for deals like these.If I am you, I am teaming up with an experienced contractor who will walk the property with you and let you know what it needs in order to make it marketable or build value as you stated.

How can i estimate ARV if seller will not allow me to walk through sue to tenant occupancy?

A store doesn't charge you an extra $500 because you might trip and fall and break your neck and become paralyzed when you walk through the door.The management companies are going to buy liability insurance for all their business anyway.

I'm happy to say, I walked away with both objectives met and am looking forward to continued engagement with this group.For anyone else on the forum who has a BREIA membership, I'd love to hear your feedback and insights on how participation has advanced your REI objectives. 

If you do decide to move forward with your due diligence than I highly suggest you have at least two mobile home experienced handyman walk through the properties and give you an estimate on the repair work needed.

i'm selling this hosue here in cleveland. the guy that sold me the house, called me a few times asking me how is it going. i told him i don't and really can not tell him its a privacy issue. i told him that i got no offers so far but had a few people walking through the property. this one has no doors so i just tell people go on in and see the inside. 

Go there and walk the streets and get a feel for the neighborhood.You are about to take $50k of your hard earned money and invest it in a piece of property, that should give you incentive enough to be the authority on that particular neighborhood. 

If you walked the unit ahead of time you likely knew he was a smoker if he was there seven years and you've owned the place for two.