I am going to have a survey done as soon as I can, and have a recommendation to a gentleman who installs septics to come out an see what the costs would be, and to identify exactly where the current one is, and how damaged.

Generally my subs prefer working for me over the investor but we also have a history and reputation ex: they know they're paid as soon as they finish vs waiting on inspections.

I have other properties in another state, so I don't want to walk away or shortsale...credit is score is high...too much collateral damage from that option.  

Not sure how much damage there is, but hopefully this is a cosmetic PIA and a story rather than a huge financial set-back.

Here are the details on the propertyJanesville, WI4 unit; 1b/1b eachAsking Price: $100k (Also assessed at 100k)Rent: $2300 totalLandlord Costs (Gas, Water, lawn/snow): $303PITI: $832 (after Refi with loan value 98k)Vac, Maint, CapEx, Mgmt: (8,10,8,8) $782Repairs: 17 yrs SMOKE DAMAGE; new roof; new windows; Kitchen updating - Estimated: $25kMy only comp is another seller with 4 unit; 3 units with 1 bed, 1 bath; 1 efficiency; who said they were putting on market for $160k (though assessed at $115k).

Taxes should be current on it as well ( verify) One thing you can do is talk to a reputable mobile home dealer and see if they can quarterback you the paperwork to verify you are doing everything correct.  

Banks are not going to lend without an appraisal, and appraisers have no reason to risk their license/reputation by giving a true opinion of value that might contradict a contract price.If they are given the answer before they start, all they need to do is determine if the contract price is within a reasonable buffer of their opinion of value and if so, then the contract price becomes the appraised value.Think about it this way, what if you had a contract for $250K and an appraiser came in at $248,500 - you would now have to bring an extra $1500 to the table or see if you could sweet talk the seller down $1500 (or maybe split the difference).  

That process was traumatizing and ended with a badly damaged house.

You should not get too much competition from the typical first time home buyers because they get scared away by the large initial repair bill, evidence of water damage or mold, missing appliances, broken stuff, non-home-warrantied HVAC units, etc..

I had a similar situation where the tenant damaged the carpet but we replaced with a slightly more expensive vinyl plank (we had pretty cheap carpet in).