I look forward to meeting like-minded individuals here.  

It's possible with a longer time on market, they may be open to a lower price.2) being sold by owner - may be more opportunity here. price may be over/under market value.3) foreclosure - bank is motivated to sell. may be willing to sell under value especially in a slow area.based on this, it seems like best bet would be to pursue houses sold by owner, foreclosures, and listings that have been on market for a while. there also is a whole other approach of finding motivated sellers - drive bys, bandit signs, etc. 

This may not be obscure knowledge, but it blew my mind when a kitchen retailer gave me this tip yesterday: When rehabbing a kitchen, don't replace the cabinet boxes unless they are in bad shape (or you're using a natural wood finish that you won't be able to color match).

One side is trashed (tenants moved out and it needs a lot of cosmetic work.. thus the motivated seller and low price) the other unit is being rented for $800/mo.Thoughts?

John has some good suggestions, rent it out or airbnb it - but keep that capital gains exclusion in mind 

Never mind the curb out front is a public street and anyone can park there.

@Colleen F. all thoughts that have entered my mind on this.

Just so you know though this one has a 1.5% commission so you will be responsible for paying the other 1.5% at closing to cover the difference"Buyer: "Never mind, lets go look at that other one on Elm Hallow"As far as using a flat fee service they really just send you a form to fill out with your sq footage, number of rooms, dimensions of rooms, taxes, a contract for listing.

The executor of thee state is ready to sell and is very motivated, but she told me that the inventory for the estate had not yet been filed. 

Keeping in  mind they can easily change a year from now.