A couple months vacancy during a turnover would pretty much wipe out the extra money id get from not negotiating.

Find a couple properties that you think your subject property could compete with after repositioning. 

A family member (breadwinner) passed away within a couple of weeks ago and another family member has recently started to receive mail from the individual that passed. 

We use Zillow and craigslist only if zillow doesn't provide serious leads in the first couple of weeks. 

HOA went up 14% over the last couple of years and for me it prices me out of the investment. 

Probably accepting 2 month deposit.Have a couple who needed to move out of their family house.

A couple of points I would consider are: does your kitchen meet code requirements to be used as a commercial kitchen?

@Steven Lewis There are a couple concerning things with this one...the numbers aren't good across the board, but that's all relative.

Nik  couple things. 

Goals: -stable cash flow, not as concerned about appreciation (check, assuming description is correct in saying they've had stable tenants. rental price should increase in the next couple years so i have some assurance there)-looking for min $100/unit (check)-C+ neighborhood (check, borders some B/A neighborhoods in upper Ohio City so hoping some absorption goes that way)Other things: -20% CoC return (almost check - Changing purchase price to $53,000 and have tenants also pay water/sewage would bump this deal right up to my criteria of 20% CoC.)