Goal would be to deliver vacant upon sale, probably around 2 months, but getting timing right is tough.

At a 20% Down-payment, you would be in the property for $92,000 with a mortgage payment of about $1,650 if rates were at 3.5% 30-YR ($19,800 Yearly), Making the ROI 7.1%.These numbers would be too tough for me with the risk level involved in this deal.

@Timothy Frazier Since you work full time, direct mail is going to be tough to do (and this is coming from a direct mail guy).

Even when you do find a value add deal and you go to pull all your original cash out you're so happy but only to realize since you're in such a high priced market and low RV (rent to value) area that you'll now be negative cashflow so its a catch 22 in high priced areas.Barring you use creative strategies, operate a business like short term rental, rental by the room, halfway housing, transitional housing, B&B hotel like model, its tough to make the numbers work in high priced markets.I have helped investors in the 1-4 space coordinate the financials and how they have to display these figures to continually qualify for funds going forward.

We have had doctors, nurses, administrative workers come and go in the building for years.

I"ll give tough love.

It has definitely helped me to get out of the "worker bee" mindset and start thinking about long-term strategy both in my job and outside. 

I think it would be tough for you to try renting a Fertile property from Grand Forks.

Im a full time worker How did you add value to the deal?

Baby steps, get a deal that will get your feet wet mold for an extended period of time is tough.