As a newer agent I’d love to offer some input.

Even have them willing to offer their help and consideration, in time of some unforeseen situation that affects your project's capability to sustain the commitment to service the debt structure.

or what would be a good number to offer in cash for a $140,000.00 property?

Very Respectfully WTB It's going to be more difficult to get a HELOC on an investment property and most lenders will need 6 months seasoning to offer new appraised value.

I agree with @Ellis Hammond that you will want to offer him a price that is in line with the market cap rates but without the ability to verify his expenses you will be forced to make your own (hopefully conservative) assumptions.

I'm going to list off some of the lowest hanging fruit from that perspective below:Attic/ceiling space often can be helped immensely by blowing in additional cellulose insulationWindows and all wall terminations should be examined and caulked/filled with expanding foam insulationWalls can often be supplemented with additional insulationRim joists, basement walls Look into selectively upgrading your main appliances (water heater, air conditioning, furnace) with high efficiency unitsOld fridges use a lot of electricity - you might take a look at what you have there and consider upgradingSome utilities have programs to offer rebates/incentives for upgrading much of the above so I'd look into that if I were you!

I’ve noticed in previous replies you seem pretty defensive, and continue to offer up examples of ways your circumstance is bullying you.

Definitely you will want to test the septic tank, so you might want to offer to the seller that you dewinterize and test it at your own cost.

PM me and I will have my husband reach out to you to offer you some assistance.

My rehab costs are very low and my offers are as clean as you can get and I always try to offer anything extra that might help the seller with a problem.