This would cause prices to even out in hot markets?

However since she has 5 years until retirement this is what she is asking 25k when we agree to the deal .The house needs Furnace , Hot water heater , interior and exterior Painting ,additional insulation in the attic .septic tank pumped out .

Forced hot air?

I figure anything around 110-120k for a 2/1 in the "hot" areas of town is good.

That is great in theory (and is probably true in most markets), but the reality is that in a hot market that is flooded with buyers (and not the selective type), realtors just don't have to work that hard to make a commission.  

The last one I installed the vent pipe alone was more than twice the cost of a new standard hot water heater. 

Portlandia is red hot still for inner city.. not Bay Area hot with 30 offers on one home but all homes that are priced right sell in 30 days or so. and my new construction all sells before completion with a rare exceptionmy Charleston projects ( we were on Southern Charm last night we built and  sold SHEP his new home)  all projects there we have done have sold before completion just ratified one today.. and they are selling with in 98% of ask.My turn key markets are strong.. with some stronger than others.. and those are all the turn key markets that everyone talks about here on bp  Indy, Memphis, B ham, FLA, GA, IL,TXetc... our fix and flips for retail which has come back strong in the last 18 months are doing well also.. not huge profit deals but very nice on an APR return basis and if you do enough of them :) well they all add up...

In the coming future, there might be great opportunities for the growth that is arresting the rest of metropolitan Texas to make inroads into the underutilized Killeen labor market.As a Realtor and owner of a home, rental SFH and 4-plex in the area, that is certainly what I am hoping for.Also, from my working with investors, the multi-family market is pretty hot.  

Just another reason why the Denver market is so smoking hot right now. 

Cambodia and Thailand are both way too hot and humid.