I guess I should be happy that there is a reluctance to invest in OK.  

There's only so much planning you can do because until you've actually done it, it's just a lot of guessing. 

See if it is under or over market for rents, that should help inform your decision.Without knowing anything else, I would guess the asking price is around $550k-$600k.

Manager lives on-site.Ok, those are the things that are positive about the home and community.Now for the things I feel would need to be added/completed/renovated before ready for sale or rent:New gutters - ~$800Laminate flooring in kitchen and bathrooms to match entire house - estimated $500Stove/Oven - ~$600Fridge - $700W/D (optional) - $600Window in master bedroom - $200Ceiling fan in master bedroom - $200Kitchen sink - $200Redo all door trim/paint all doors/rehang, replace or adjust a few doors - ~$500 (just a guess)Add small door to water heater closet ~$100New master bathtub - ~$8003-4 panels of skirting need to be replaced - $ (no idea) but estimating $200Ramp/Stairs/Deck leading to front door needs to be replaced - $1000Landscaping in front - $200Cleaning entire home to make ready for sale - $200I'd like to get a foundation specialist to look under the home (free)Roofing specialist to talk to me about the metal roof (free)I need to ask her about the furnace (forced air) and its age and working condition.I need to factor in about three months of lot rent (at $375 per month) for the renovations to be completed - $1125And I'd like to have $1000 set aside for unexpected rehab expensesGRAND TOTAL = $8925This would mean that our negotiations to the seller would start at $11,075.First, are these figures anywhere close to realistic?

I guess they figure when people shop online they are more price conscious.  

Probably didn't put the city in the best light but showed what is a bit of reality in some parts i guess. 

Again, the really bad thing about public forums is that people with very little knowledge come across as experts, I guess it's an ego promotional thing. 

If anything im guessing i can make 1,000 (not much but its better than nothing!) 

I guess my response to Darlena's comment can address yours too.

My guess is that if they cold-approached you at $500k you could get it for $400k.But hey, I'm 2 glasses of wine down so you should probably review my logic with a critical eye :)