He's asking $465,000 total but I'm pretty confident he will agree to $375,000 if I take them all (this is rural OH, so very low home prices).Seller is willing to do very favorable financing with a 7.5 percent down payment.  

Craigslist will be your best bet likely. 

I track: mail pieces sent, cost per mail piece, cost per total lead, cost per seller lead, response rate/seller response rate, revenue/profit.

So caution.. if you use them... make sure you have a for real deal.. plus their fee's are of course since its 100% financing at the very top of what HML cost.. one thing I like to recommend those looking for 100% financing is just get a money partner give them the lions share for them putting up the money.. you don't risk money and you start to build your experience and credentials then after a few you can go to a regular HML like lending home that will do 80% or 90% with only a modest 190.00 fee up front.also since you made this post you will probably get private messages from the scammers that work BP telling you your all approved but then just wanted you to send them 500.00 bucks etc.. to show your serious or some other bull crap... also facebook and linkdin are loaded with those crooks.. they are nothing but totally scammers they don't lend they have no money they just try to hook you for the small up front fee then will go dark on you... think lottery scams and other Jamacian and Nigerian prince scams.

Morbid, but much of the total expense can depend on how far the fluids seeped into surrounding areas.

But that all said in these areas and especially like  Gary  you can buy houses for 1 to 2k  simply buy them and re market them for 4 or 5 k.. that is totally legal and makes you a TRUE investor..

I understand some sellers are pushing the market bet better for the buyer is a motivated seller willing to deal. 

Many can fund 100% of purchase and repairs, but the norm would be 70% ARV up to 80-90% of total project cost.

Owning a total of 8 years.

Friends...can you please suggest which will be best bet Condo/Patio/SFH for rental ?