We also make sure there are exhaust fans tied to the light switch to vent the moisture out of bathrooms.

Fix and Flip is more of a job than an investment.

I am exhausted living like this.

It had become exhausting!  

Whatever you decide to do, I'd recommend you frame it as a "proposal" to her rather than an "offer."

Congratulations on your purchase.I just entered into a somewhat similar situation myself a couple weeks ago when I purchased a duplex and found that one of the tenants in the downstairs unit (which needs moderate rehab and who had supposedly been evicted) was still living in the unit.My approach was first to talk with him on the phone (less intimate/emotional than an in-person meeting) and offered him the equivalent of ~80% of a month's rent to vacate the property.

You'll get more money from a retail buyer than an investor.

Here are my criteria: Owner age: 30+ years of ageEquity: minimum 40% equity in homeMarket Values up to $350,000SFR properties and 2-4 unit propertiesThese criteria yield about 6,000 records.I plan to send 500 direct mailer postcards every week for 12 weeks until I exhaust all of those records.

But seriously, I think it's just a business move rather than an indicator of his overall wealth.

If you're off and on the high side they may think you're trying to pull a fast one.No serious investor takes such numbers from a seller, claiming them has more of a down side than an up side.