Purchase price: $410,000 Cash invested: $10,000 This was a very unique and exciting deal.

Purchase price: $410,000 Cash invested: $10,000 This was a very unique and exciting deal.

.- Would have inspected all HVAC units and used failing HVAC systems as negotiation point (two HVAC units failed within one month after purchase).

Cost to add AC to the ducted system is about 6k, which really has me wondering how much that’s going to increase my rent.

The cheapest possible approach, my contractor told me, was to install what's called a Rockwell egress which would entail replacing the entire rear wall, but also installing a new egress door which I figured would be a good thing when in the future we would need to move big system objects typically found in a basement in and out.

It's kind of the wild wild west and some of these tenants don't know the laws but each city has it's own unique set of rules, grams, age requirement, and how the transaction is handled.   

I had 11 of these and good systems in place but still had 1-2 evictions a year and 3-4 big things that were normal annoyances like plumbing leaks, damages from hurricanes, or some vandalism.

Now your market will have unique characteristics that other markets don't have so maybe there's some exceptions here but most "on market" properties will be demanding top dollar right now. 

Being a unique situation and market specific, I think most brokers would approach it differently so you should work directly with your broker to make sure you're not violating any of your MLS's procedures but still providing full service to your family friend.In Utah it's not uncommon to see a buyer's agent commission be a fixed number, in this case it could be $1 or something small like $500.  

Specious 5 bedrooms with 3 unique full baths.