This doesn't look to be a very strong deal and the seller not very motivated?

I've got a few single family properties in Broken Arrow, which I acquired first given the desirability of the school district as well as the strong demand.

If ARV is strong you will profit if bought between 40-50k.

I hope to build some strong business relationships starting right here in the no forums.

I was a member back when the forum was the old style message board format.  

Personally, I'd stay in 30032 the demand has been very strong in the last few years.

I am about 3.5 hours from the property. my impression right now is that it needs to renovation (I am anticipating landlord style cleanup for a new tenant).  

I'm an agent as well but I tell everyone else they should interview a few of usand find one that fits your style before you pick one.  

An all cash offer continent on insepction is still a super strong offer. 

Lots of great connections all over but we also have a very strong and active contingent here in MA on here so make sure to find them (Set up some keyword alerts to find out about local topics) and get connected.Besides doing that on here make sure to get out to some of the many local investor events we have.