It’s also an odd rental, out of city limits no HOA, and between the two worst houses in the neighborhood (one is vacant and hasn’t been mowed in years, the other runs an mechanic shop out of his yard).

One sure way to find out what the property is worth is to stick a FSBO Sign in the yard, and see what happens.

Currently, I'm using the vacant lot as yard space.  

Without a trusted team to run the whole 9 yards, I just do not feel confident that is my game.

They would essentially salvage structure and tear down structure that cannot be used and then cleaning everything with some sort of baking powder substance. 

That said, his primary residence was built in 85 but doesn't look like it's been cared for judging by the yard and what appears to be the original paint job.I will talk with him a little more, maybe he would consider doing a package deal for his primary and the land to get out from under the loan and get a nice chunk of cash to move into a new property. 

Open to suggestions here, right now our best idea is to create a large yard and fence the two lots together.  

The ones that needed a little TLC or the yard was not up to par. 

Huge yard, paved driveway, no garage (most comparables have down detached).

Basic clean up, still needs rehab when I sold it. after, just cleaned it out, knocked out some walls, cleaned the yard up.