We have a roofer going out to give us an estimate on it. 

I have an opportunity to do so in Southwestern Michigan (not Detroit)...90 minutes from Chicago and 5 minutes to the beaches of Lake Michigan. 

@Scott Trench Also had an incredible post on what this administrations proposed policy's implications could be for real estate investors.  

I've found an off-market property that would require $175k purchase, $35k down, $20k in repairs, with a conservative ARV of $235k. 

Accept it "as is" and fulfill the lease.By responding quickly, professionally, and confidently, they realize I am not an easy target and choose to move on.

We had to save up the 5% to get our first place with an 80/15 first and second mortgage.  

Good morning @Joshua MartinGreat thing about a VA mortgage is you can do an IRRRL even after you have moved out of the property!

Have an interesting situation, looking for ideas on the best way to solve a problem for a distressed homeowner.

If you're serious about this, it's probably time to reach out to an attorney for more nuanced advice.Thanks for the reply Dominic.

Imagine if it cost 1000 to send out 50 letters but half of them responded and half of those wanted an offer and half of those accepted an offer and half of those closed and half of those resold for a net 50k.