@James WiseI’d Leave the water in the basement and advertise it as indoor pool - just bring your beach towel and ball .

A 203k is a great tool and I couldn’t have gotten started without it, but it is a ton of paperwork and takes about 3 months on average to close, but it can be done in 2.5 months or take longer if the lender or you aren’t on the ball.

I kind of figured with it being so new to the market, low balling would probably not be in my best interest.

@Neil Schoepp I totally dropped the ball with the SOW.

That being said, a good rule of thumb is to steer clear of advisor's who tell you they can outperform the market (no one has the crystal ball), and advisor's who do not or cannot explain to you how they are paid.

Go to Bankrate.com and get a mortgage calculator and play with the numbers to see what fits, while you are there get your free credit report, understand the report the bank pulls will likely be lower by 10-15% but for the most part if your score is 720 or above you will get the best interest rates, so 5% on a 30 year is in the ball park, cut off are usually at 680, 620, and 580, the lower your score the higher the rate.

when your FSBO buyers want to low ball you all the time and waste a ton of your time.. 

How can I get an ball park number of the value of this thing ARV so that I can start talking to hard money lenders?

What they did was inflate a ball to plug up the main sewer line, removed my toilet, and then filled the sewer system up with water to the slab level.

Go with your Offer and get the ball rolling, but expect to get a counteroffer.Good luck.