This is such a refreshing thread, every other forum immediately suggests replacing gravity furnaces because of efficiency, but most calculations that suggest 50% efficiency ignore the fact that they use almost no electricity and some of the heat "lost" is in fact lost to the basement which I'm many cases still contributes to heating the living space thru the floors,.

The bad, it's on a slab and who knows how old the plumbing is and electrical.

So, to those outside of Michigan the largest autonomous tech facility being 45 min away from the original automobile manufacturing plants they are practically sharing a parking lot.

Maybe you can get 20 years out of a stove/oven but I would not want to rely on it.Then add in big expenses like roof, foundation, plumbing (whole house re-plumb), electrical (whole house re-wire), hardscape (driveway), windows, etc. on top of the smaller expenses like landscaping, fencing, painting, water heater, flooring (carpet is cheap but does not last - other options cost more but likely result in lower cap expense: We have no carpets in high traffic areas), etc.I will be surprised if anywhere in this country could have a true expected cap expense of $125/month. 

.- Property boasts 14 acre lake- 3/4 acre swimming area with platform and waterslide- Pavillion-Water and electric to 65 sites now --much room for additional sites-2 bath houses..one with showers4- bedroom farmhouse1- Country Style Retail storeCurrently operating 5 months/ present owners seeking approval for year round operation..Current owners feel that marketing outside the traditional campground guidelines -- organizations interested can still operate under campground status while implementing ( the buying organization ) its message/lifestyle...** Option 1-- Property could be bought with mineral rights ( property sits atop natural gas reserve...not yet developed...residual income once NYS approves ..Marcellus Shale Country...

The rules for the gift will depend on the loan you are getting.The other option would be to partner with someone that will split profits in exchange for the down payment contribution.If you are really talking about true cosmetic issues (paint and minor updating), then you might be able to get a conventional loan.However, if this is a flood damaged home, that will most likely not happen.Flood damaged properties have several things to consider:If the house was flooded (versus wind damage to roof or exterior siding), there is a high risk of mold damage, electrical damage, HVAC damage, HVAC duct work mold issues, and hidden surprises depending on the level of flooding.On a related note, if it's in a FEMA flood zone, it will require flood insurance.

A Lloyds of London type of company is who will offer options.Aluminum has an increased fire exposure as it can't handle the electrical demands of today with all of the electronics.  

A tenant moved in 2 years ago and I have recently come to find out he never tranfered the electricity into his name.

The couple were living in the 4 bedroom unit and renting a 3 bedroom unit for 900/month without electricity/heat included.

Next time, when you refer to J Scotts book (yes, i’ve read it), add 25% and that will come close to SoCal rates (except electrical) then to top it off add 10-20% during peak season (these months and last quarter).