Cash or Terms Discussion with Home SellerIf you sell with an agent, Mr Mrs Home Seller you will pay:commissions 3- 6 %closing costs 1-3%seller's concessions, depending on buyer's financing 3 - 6%spruce up costs - paint, carpet, landscaping, etc - to compete with other houses. .5 - 2%Vacancy costs - holding costs - you have to pay PITI, cut grass, electricity, etc while the house is soldIf you allow us to work with you with your house problem, and use the Seller Financing laws in Alabama to get someone in your house, make a payment to you for 12 to 24 months, and then the Buyers get a home loan and pay off what you owe, you will net more money in the house sale, and have peace of mind that you found a good fair solution.Mr and Mrs Seller, we use this "letter of intent"  to discuss what we do and how we do it...http://form.jotformpro.com/form/42177082338961?

Hi,Hoping to solidify this deal:Overall:Duplex2000 sq ft total3 bed / 1 bath eachContract Price: $110,000Monthly Costs:Mortgage Type: FHAPITI: $810  (4.25%)Repairs: 0.15*$1350 = $202.50Trash / Water: $155Income:Rent: $1350Capital Costs:3 month vacancy: $35103.5% down: $3850Rehab: $6000Inspection: $500Returns:Cashflow: $180COC: 15%Cap Rate: 10.2%Unknowns (working to solve):ARV (post repair / garage / desert landscaping)Timeline of getting rid of PMI (add'l $125 cashflow)More accurate assessment of rentsCost of a garage / add'l appraisal value / add'l cashflowCost of desert landscaping / add'l cashflow (~ $50 - $75 / month) / add'l appraisal valueDIY window cost (estimated as half of contractor quote)Re-Fi costsKnowns:No lender fee w/ 4.25% FHAClosing cost by SellerThoughts?  

The house is in excellent shape with new roof, well, new garage, hot water heater, furnace and it's on a nice lot with nice landscaping on a nice street.  

Add to that the facts that 1) the land in Point Mackenzie likely needs a lot of development before major expansion and 2) the currently populated aras of the Mat-Su Valley will have an equal distance to travel whether they use the bridge or on the existing highway route and 3) Anchorage is the 'big city' with a much higher proportion of 'culture' and infrastructure....

The property itself has very little appreciation potential, it is what it is, a block construction building with no room for expansion, etc.

Lots of expansion and growth.

If you build a pad you will also need to do some landscaping and grass establishment to cover the bare dirt. 

Here's the EPA definition, it doesn't give a list but from that definition you can infer that lizards are not pests.While they are not living where SHE wants them they cause no damage or disease and generally stay outside so are not a nuisance.As for the bagworms again not really a pest, though they could be considered one due to eating foliage of your landscaping.

I agree that there is an entirely new regulatory landscape but it is evolving and there is room to maneuver within it.

Macy level is the happy medium between profits and expenses.Deal Breakers I have found are LocationCleaniless InternallyCurb appeal (cleanness, landscaping (fancy not required just clean up)No Carpets, tile, laminate, hardwoodFresh paintUpdated (again doesn't have to be perfect but the right paint and flowing can bring anything up to date even with a blue tub) Paint can bring the cabinets into this decadeWorking/Funcitonal/No appearance of issues (cracks, filled in, etc)One step up (garbage disposal, dishwasher, automatic garage door), etcUpdated hardware (kitchen, light fixtures, etc, spray paint can work great)Some bonus if cheap, I would also put in.