All three houses cashflow and she is not interested in selling at all as this is her retirement plan and main source of income, however due to excess cc debt, a high DTI, low credit score and lack of financing options, she is extremely cash poor. she is at the point where she could and I think should declare bankruptcy on those cc's, and move the houses out of her name. in order to get financing, all houses need to be in LLCs, which they aren't.in order to kill a couple birds with one stone, my mind goes straight to 1.

While the potential rental income of 4K is noteworthy, it's essential to consider various factors.The local real estate market conditions, property management costs, and potential maintenance expenses should be factored in.Additionally, evaluating investment alternatives like the stock market is prudent.Renting out a property can offer long-term benefits, but careful financial analysis is crucial to determine if it aligns with your overall investment strategy and goals.

Should I put a low offer to help compensate for the potential repairs that are not clear yet until the house is inspected ?

After speaking with him I am a bit discouraged along with not being able to find a private investor, since hard money won't loan to this low of a purchase price and traditional is a no go.

We are in the Kitsap County, WA market and the housing supply is still pretty low in our area making deals hard to come by.

Even others will have low occupancy and low nightly rates for a given property.

In New York, I worked as a general contractor, specializing in property flips and maintenance for various property management companies.

There are a few things you can do to increase your conversion rate such as filtering out recent purchases (look at hold periods greater than 5 years) and looking for properties where it looks like the owner is asleep at the wheal (unkept grounds, low occupancy, poor reviews etc..). 

The price point that tends to work best in this area is in the low 300s, and with the 100k a year, you could probably pick up 1 LTR that cashflows a couple hundred a month each year.

KEEP POUNDING THE BIBLE OD ..BUY…LOW….