It's pro-landlord but because of budget cut backs and the Marshalls office short staffed what is usually a 1 month process to evict can sometimes take 3 as they have thousands of writs to serve in some cases.

I don't want to spend my whole budget on the exterior, but I do realize that curb appeal is a major selling point.

I've set a budget for $4K per side max in reno, so not too bad on that front.

Example: Initial Property Value = $400,000 Initial Loan Amount = $386,000 LTV = 96.500% After Renovation Value = $480,000 Refinance Loan Amount = ~$386,000 LTV = 80.417%The $480,000 ARV assumes you use the 20% Down Payment and you get 100% return on your renovation budget.

Can they be fixed with your budget?

From what I've found your rehab budget would be light.I think you should stick with your price, although I think it's a huge stretch that you have a chance to get it at your price.

I've seen builds priced out on some of these homes which would put me way over my budget of $200K for my first investment property.

Unless there are major issues your budget is on the high side.You may also consider an Option to Purchase and try to find an experienced investor in your area to sell it to.

I don't think its impossible to grow with a small budget but it seems a hell of a lot harder.

If their budget is strained by buying imported goods (and for now assume oil is also priced as an imported good) they will have less money to afford on housing.