When you say just blindly taking 10-15k off the listed price, it sounds like you have no end goal in mind other than buying a listed property for a reduced price.On the other hand if you can break down the numbers to the agent, down payment, rehab costs, closing costs, what the market rents are in the area, expected expenses, and ultimatly what kind of return on your investment you are looking for it will paint a much better picture for the agent on why you are wanting to make the offers you are talking about.  

What grade & sheen paint do you use for walls?

I'm looking around the place trying to assess what it would need and remembered meeting a guy in the same complex who did a complete reno and said he put about $15k into it, (complete kitchen gut job, tile, carpet, bath cabinets, paint, moldings...the works) So I factor this into the equation.

The houses I'm looking at look like cosmetic fixers....paint, new cabinets, landscaping, etc.

Has anyone ever painted/ tar coated a roof?

Provide the lender/realtor with anything that paints the subject property in a poor(er) light.

One nice suprise I had on the latest HUD home was that the Lead report included a lot of exposed/flaking lead paint on the soffit and fasica and HUD paid 2K to have it all scrapped and primed.

I may be a bit conservative on the repair costs, however this particular property needs some mold remediation (basement), kitchen and bath updates and standard paint/carpet.

These factors can paint a picture as to the strength/weakness in a specific market.PS Jeff - How is the market these days in Lehigh Acres?

Does the paint have to be removed completely or can it be covered or painted over.