Real Estate in this place is actually relatively cheap.

3) the house is in a 'non-disclosure' state (my term for: not required to disclose RE sales);  so doing 'comps' online seems questionable 4) IF the house actually sells for anything near $125k - $150k??

I am wondering if the season being August and before school starting days has any effect on not having enough showing or is it actually the price being too high?

That leaves off-market deals, which seem to have the most opportunity to find deals that actually make sense. 

Giving you a follow.My wife and I are looking to have a similar portfolio in the next few years.Currently in the process of securing our next investment property.We are actually looking to invest heavily in the LTR market in the area.

I'm actually going to turn the 4 BR 2B into a sober house for recovering drug addicts/alcoholics - I will have 8 tenants paying 400.00/month.

Or even if the above question is a valid and logical one where I am comparing potential returns to practical and actual returns... profits that may never realize. 

But no actual cash I'm willing to part with to get started.

I actually offered them more, since moving is a PIA.

(It's actually a property that I've eyed for a couple years, just daydreaming, & reached out to the owner llc during that time but never heard back). tl;dr My idea so far to purchase would be a short term 12-16 month hard money loan, 80% purchase w/ 100% renovation, with private money coming in to fund the 20% & points, refi'ing into a conventional note with my local lender who I have a decent relationship with when the first note balloons.