Also...we're pretty sure that those lighter colors on the sheathing are actually termite damage...yippee!

Hope that gives you some additional color.  

we plan to install a new HVAC system with duct work, address a few minor plumbing issues, take out 1.5 walls to open up the floor plan downstairs, move the bathroom 3 feet (detailed below) flooring paint and new siding.  

She divulged this info at our monthly poker game... it just fell in my lap.Data:1700sf3 Bedroom, 1 & 1/2 Baths, w/  bonus office space1 car garage (typical for neighborhood)Comparable properties in neighborhood sell between $150-160kEstimated damage (moisture and general damage) with a contractor at $45k (yeah, nothing to sneeze at; new roof membrane, hvac and ducts (ducts on roof on old NM house), gyp bd work, mold abatement, all new flooring, interior doors, etc.New work would include redoing the kitchen (simple and small, maybe $10k)Upgrade electrical service so we can upgrade the AC ($1.5k)Spruce up landscaping front and back $5kSmall contingency of $4.5k for misc.I feel pretty good about $65k as a healthy flip budgetSo, she owes $98,000We think it only makes sense to go into this if we can get it for $60,000 max (begin negotiations at $50,000).Purchase + flip = $125,000Potential sale on low side of $150,000Potential Profit on low side: $25,000 - carrying costsSo, the real meat of the question (other than feedback on my flip numbers) is what to do about getting the property for its current worth.

A ductless heat pump might be good if there's no existing duct work and efficiency is better for colder temperatures.

(Good news is that the install would be fairly easy due to lots of room for duct work)Roof needs to be replaced.

Steve the theme is titled "Genbu" Actually, I converted a previous theme to this one but needed help with making some adjustments to the header, color scheme, and the woo commerce shopping cart.

This is what is on page 1 of the application:Our Criteria:We do not deny housing for race, color, religion, sex, national origin, handicap, sexual orientation, marital status, or familial status.We do deny housing to individuals: when the application is not complete or accurate where there is not sufficient income/resources to pay rent and livewhere there is poor prior tenancy: evictions, violations, damage to rental property, poorly handled move outs, amounts are still owing to landlords or utilities.Criminal activity is at our discretion depending on severity, number of convictions, and how long ago.In your specific case I would deny them for having a prior eviction, unless I could reach the landlord and determine that they complied and have paid amounts owing.  

Had an applicant who whizzed through with flying colors on online screening site.

Maintaining it is fairly simple also, after each tenant moves out scrape the caulk from around where the tub and tile meets and the corners and re caulk, make sure the caulk matches the color of the tile to blend. replace the caulking every turn to make help prevent the caulk from failing and letting moisture into the wall behind it, if it molds then eventually your tiles will start popping and you will have to tear it all out and replace wall and tiles again. if the tub gets worn down or even as i have saw in the past extremely dirty when no matter how much cleaning you do the grime wont come off just sand it with a fine grit paper and home depot sells a resurfacing spray kit for around 60$ and if you take your time will take about 1-2 hrs then 24 hrs to dry and will look like a brand new tub.