Continuing claims had a peak in the middle of May at nearly 23 million, but are declining at an agonizingly slow pace.

Hi Satya,As a native to Middle Tennessee, I know all of the areas extremely well!

I have numerous buildings with the following patio/stairs that need to be fixed(6-unit buildings with 2-upper, 2-middle and 2-bottom floor).

I typically invest in nice middle-class houses/communities in good schools.I have had and sat on a lecture where attornies came in and "scared" us that we must buy in an LLC or else . . . 

We need flooring to complete a renovation, but we are being told that we have to wait for a month to receive it- that's a non starter for us, we think we can complete this project within 3 weeks and have it on market by middle of July. 

The advantage of this method is that the tenant knows exactly what you see and the landlord is not in the middle of consent or compliance to credit reporting laws.

What is loan amount, your middle FICO and property type (condo SFR units) all those are factors in pricing.

The sweet spot is the "30" in the middle. 

But I was trying to to get a start number to get it under contract, I don't want to high ball or offend the seller, but to get a middle ground to negotiate from.  

The middle of the country has lower per sq ft pricing, better rent rates as a % to cash invested, and many markets have landlord friendly regulations.