I've still got the original tenants that are paying substantially under market value, but they pay on time, on the 1st, every month and are pleasant to live next to, so I'll sacrifice a couple hundred a month for that at the moment.  

The only reason (I can think of) was we intimated to the seller that we wanted to keep the old groundskeeper who had lived onsite for >19 years.

@Andre Vaughn My advice is think from the perspective of the investor a few months down the road when he is selling the house after repairs are done, his end buyers will go the a bank for finance, the bank will lend the money based in the market value determined by an appraiser, the appraiser will look for RECENT sales of SIMILAR properties located CLOSE BY Many wholesalers sent you comps from houses located a mile away when there has been cheaper sales in the same block or cheaper sales earlier in time, or compare with bigger or newer houses or with luxury renovationsTypically a bank will like comparables of similar properties in a quarter mile radius in the last 3 to 6 months (they adjust it depending on the neighborhood and the property but in general this protects the bank from mistakes) Your investor typically want to rehab and resell quickly (to avoid hard money interests and other expenses), so he will not price it at the top possible price in the area because he wants it to be attractive to possible buyers and realtors.  

If so, I would suggest you check out an article by @Scott Trench that was featured in Time's Money Magazine http://time.com/author/scott-trench-biggerpockets/ and take a few of his points into consideration.

Pick what fits your dreams, then get intimate with it!

At some point in time the water pipes broke and now there is excessive mold.  

For my area, property management ranges between 8-12%, though i sometimes calculate at 15% because you want to be pleasantly surprised, not disappointed and reaching in your wallet for more cash when you thought you'd cash-flow. 

My names Landon I'm thinking about investing in the downtown puyallup area, it's my hometown market so I know my area a little better, but I hope in time I'll be able to create a credible rapport and start partnering with some of the bigger multi family in my area. 

One thing I really lack is intimate knowledge of the city- though I'm trying to acquire that. 

Since you have the HELOC in place now....one important thing to note is that a credit score is a based on a snapshot in time.