We'll whoever installed it used a hot water heater instead of a boiler for the heat, most likely to save money on the unit.Quotes I'm getting are between $7,500 - $10k to replace the whole system with a combi unit and done correctly - which is a massive nut for something I thought I had a solid 10-15 years before having to replace.  

Thanks Timothy Grothuesmann and Cailyn Aune for the solid advice!

Even if everything else is 'right'  (i.e. market is strong, neighborhood is solid, etc...).?.?

I find Milwaukee to be a solid market.  

There is usually other inventory so buyers have more options and can ask for more. 20 showings in 7 months on a 3.7m is actually pretty solid.

Once that's rolling along solidly, I'll be ready to look at other options. 

I imagine I'll need a solid $60-70k to really make this thing awesome.

Coastal wood floors (was custom wood floors but i mostly do normal refinishing and its actually what i like to do) but i do all kinds of floors (for rental units you cant beat coretec) Almost all of my contacts are concentrated on the OBX and they might venture up into currituck but getting them up more towards the metro areas would be harder. also capable of most interior work like trim, cabinets, painting. dont really venture outside of that much unless im DIY

Nathan, if they are the old 1980's/1990s' wood, I have had luck just cleaning/deglossing with TSP (cuts all past oils/dirt from kitchen) and a scrub sponge (use rough side), rinse and then go with Polyshades (stain/poly in one).

1.We have a buyer2.The buyer wants to buy 1,000 barrels/day in existing production3.Purchase price is $30M4.Our bank will lend 67% or $20M5.We have a Mezz funding source who will deposit the balance of the purchase price of $10M directly into our lending bank6.The Mezz wants to get paid off in 12 months with a 30% profit, so he wants $13M in 12 months7.The whole key to this deal is that the Mezz needs a Forward Takeout Commitment from a legitimate bank or life insurance company for the $13MFour questions, please:1)Can you provide a Forward Takeout Commitment for this situation2)I understand from the information that Gordon sent me that this type of letter costs 1 – 2 points and that is fine3)Will your takeout commitment provider charge anything to underwrite this deal and let us know if they are willing to issue a takeout commitment4)We are working on oil production deals in both the continental USA as well as Canada – are both locations acceptable to your takeout commitment providerI am really hopeful that the answer to 3) is no, because if it is, then we will put a solid production deal in front of you.Let me know – many thanksps.We are also developing several SFR /Modular Dev in Austin TX. (2016).