Entertain on the low maintenance fenced yard.

Add in lender costs, closing costs, taxes, utilities, insurance... you are probably closer to $20-25k in closing and holding costs.A $240k sale (likely more if the owner needs to walk away with $240k) with a $290k ARV is too tight for 99% of flippers to entertain.

Painted the entire interior, removed indoor/outdoor carpet in kitchen and replaced it with vinyl plank flooring, new carpet throughout, new bathroom flooring, vanities, faucets, sinks, light fixtures, medicine cabinets etc.

Also, no reason not to entertain/pursue both.

Some people might enjoy having a yard of their own for entertaining, cooking out, etc. too. 

Retail and entertainment is in worse shape. 

I'd think you would be better off here in Pollock where we have Jenkins Lake and near a variety of outdoor activities, unless you are just looking for a great mnt. spot for the city people who like to hike.

Most of the others cities lack concerts, events, and outdoor activity. 

My question is do you think any respondents to my mail would entertain this idea of 3.5% down or are they just looking for a quick cash out?

Even if they do entertain you, the seller will make the final decision on who to sell to and for me if you aren't a proven commodity I'm not going with you and if for some reason I do you can bet I'm asking for a lot of hard earnest day one, just too much risk for me.Get on multiple national groups email lists and start going through the deal flow you receive.