There's one thing for sure, people love the area and there are restaurants and bars popping up everywhere.I think given the right situation, it would give a new investor (like myself) an opportunity to really ad value to a place and get the ball rolling in the right direction. 

@Alexander Ball it takes time but the pieces will start to fall into place. 

That's just the way it is when you make low ball offers. 

If I am going to "flip" a property I always use 40% tax rate on the profit to give me a ball-park of my actual tax rate when I run the numbers.

Our property manager dropped the ball in a million ways so we fired them and are now trying to get an idea of where we are at with everything.Before we can do a dry out we need the tenant's personal items removed.  

I'd have a contractor take a look to get the a ball park price. might need to rip it all off and replace with vinyl. 

That way you can do ball-park estimates for each cap ex category.

Plus, living off of pure commission is a whole 'nother ball game.If you want to know the contracts, then go to the DORA site and download the contracts for FREE.

If you send them a crazy low-ball offer, you most likely won't get any help from their agent.

I used a low ball rent number like 750 per unit x 250 units.