When I was asking my lenders to provide me an offer I notice the interest rate is much worse than an investment property purchase loan - we're talking about close to half point difference on a 30 year fixed loan and I find it noticebly hurting my cashflow. 

PV=CostsIn your case, if you want an 18% return, don't invest in anything with less than an 18% IRR. 

This is different than an investment.

An actual offer is much more valuable than an estimated value.But a lot depends on the audience you're marketing to as there is quite a bit of variation in investing strategies.Back to the original question posed in this thread, about whether to have the sites separate, I would say definitely keep them separate.  

They would rather see an owner occupant end buyer making an offer up to 90% of current or after repaired value than an investor seeking a profit.An investor seeking a wholesale profit and doing a simultaneous (as opposed to double) closing is why many title companies no longer do simo closings.Look at it this way: the SS negotiator represents to the SS lender that the property is worth only X.

I've had many selling agents cold calling me since i listed, and 1 even said my listing price was good, that he could probably sell it and get me net what i was asking for.At this point I wold not accept the $85k offer, and wouldnt' accept anything nearly that low, without exhausting the option of using a selling agent, to see if his promise is true. 

I know it's normal for a tax value to be less than an asking price or even comparable value but that much of a difference is intriguing.

.,  and then they were exhausted and slept in.  

Definitely not an exhaustive list, but it gets the juices flowing. 

We have $100K sitting in a taxable brokerage account and have great credit with no debt (other than an investment property in Washington state).