@Curt Davis it was Kenny Rushings Course I put in a grand and so did my girlfried for 2k total and nothing happened.

Take note that there is a big difference between buying Than's books and binders on Amazon and doing it for a few grand (someone here said $2500 for the written materials but I've never looked it up) vs joining the Mastery program and the impossibly long list of benefits and resources that it provides.

The property will not be a "grand slam," and I have significant capital set aside for the project.

Another classic and perhaps the grand-daddy of all these techniques is "Think and Grow Rich" by Napolean Hill ... that book is over 50 years old and will blow your mind.

My grand father bought it many years ago for taxes.

So that’s TWO months with no rent and likely a grand or more in repair bills.

You will not likely achieve much cash flow to contribute to retirement.As for investing for your kids and grand children all you will be leaving them is a huge mortgage debt and they will likely liquidate to realise what they really want....cash.I would sell the house, invest all your money is income funds to generate descent returns and move east.  

The parthenon at centennial, love cir used to have a great view of the city, plaza mariachi is a unique multicultural experience, we have a topgolf now, grand ol Opry, soundwaves at opryland is new, drive up and down music row, the res a cool 'secret" speakeasy under the noelle hotel.

and even if the offer is no contingency you only lose a grand or two on EM deposit.. cost of doing business.you cant go at it the way your thinking about it  Knowing all the numbers before you even offer on it..here is some round numbers to use.8% sales costs   2% holdingthen plug in rehab  and on a smaller prop like that it cant be much over 20 to 25k other wise its not a deal anyway to start with.. that takes all of 60 seconds.. make your offer  then drill down.. that's how you compete in todays very brisk market.. 

Now I'm not suggestion you go all out and spend five grand on every window in trim.