I have a scheduled closing on a 16,000 sq ft commercial building located in a rural community sitting just 75 yards from a major 2 lane highway.

Currently have office away from the yard and the PO box.  

It was only 1 of 8 houses on a cul-de-sac road, two of the neighbors' homes at the time had a number of unregistered vehicles in their yards.

Property includes 2 small sheds, landscaped yard, hand made porch swing.Sale also includes next door lot (0.32 acres).Information from Wholesaler:ARV: 145,000Repairs: 22,000 (13,000 for repair to septic system, $9,000 for general updating)Asking price: 65,000Comps provided by wholesaler:2/1.5/976 $157,000 8/26/182/2/1200 $138,000 9/26/182/2/1536 $134,900 10/31/183/1/1176 $145,000 2/1/840 $125,000 11/5/17I pulled my own comps from Zillow:2/1/900 $79,000 8/2/182/1/1176 $95,000 9/25/182/1.5/976 $157,000 8/26/182/1/1181 $119,000 7/31/182/1/900 $30,000 10/2/182/1/960 $100,000 7/13/18Based on my comps, houses are selling for $94.61/sq ft which would make the ARV $95,370, not the $145,000 he listed. 

typically as others have suggested the 3s and 4s do better for investments, but the 2s tend to be in better locations and command much higher rents per floor, they also get you much better tenants as it is easier to divide up parking and yards etc by 2 then by 3 or 4, also repairs, especially electrical are easier on a 2 as you can get to everything from the attic or basement. 

The property was fairly run down, i.e. overgrown yard, the occupied unit has window coverings consisting of aluminum foil and/or bed sheets/blankets, additionally, there is work that could certainly improve the unit, although the tenants expressed no concerns to previous owner or to me when I took over. 

I’m located in Pennsylvania, the seller's own a few properties here in PA, a lumber yard another 12 unit building and own a 2 million dollar house in Virginia.

I saw that there was water in the back yard from a near by creek.

The road was repaired, as well as upgrading and repairing the inside of the home and the yard.

Entertain on the low maintenance fenced yard.