Eventually, the investor and my family parted ways and long story short we were left to sell the house and remaining profit.

Yes, it's been an amazing ride and there's still a lot left to go!

You left one of the most profitable areas for real estate.   2.

The seller had finally put in new low end furnaces & small HW tanks leaving the old stuff in the basement.When it dropped to $55,000 & his tenants finally left we walked in & offered $40,000 cash, close in 30 & we were told to leave ... 10 days later we were asked to raise it to $45,000 & we had a deal.

I loved it there, but have been angling to get back to Montana since I left Missoula in 1989, where I had also lived for 10 years.  

How much capital will you have left over if you use all cash for this deal?

If you are sure that property value is 60% ARV and with only minor upgrades I would buy it as long as I still have some savings left.

anything you pay above the monthly mortgage payment goes directly towards reducing your principal balance (the amount left on the mortgage).Even if you have cruddy credit, you can apply for a mortgage, you'll just get a high interest rate. 

We have left our full-time jobs and do our own property management.

If the stars align on the day, I can use my own money to secure the property, but am still stuck as above re finance, so can't take the risk to bid.Hence this post for creative thinking!