Seller will not let me see the house before offer

[John Hixon]

Got a call off my direct mail campaign from a lady who is thinking about selling her rental and wants me to make an offer but she said I cannot see the house.  She is renting it to a family member and does not want them thinking she is kicking them out.  

The house is 1,500 sq.ft. 4 bed, 2 bath, built in 1974. To my knowledge she has not done any updates other than paint, carpet and tile. She said the roof is 9-10 years old. So, I would assume it is going to need a full cosmetic update. I estimate the ARV at $136,000 and she said that they have $30,000 left on the mortgage.

One GC I spoke with said that on a 1,500 sq.ft. house for paint inside and out, new flooring and fixtures it would be $12,000 - $15,000, if you went with granite and stainless steel appliances that would go up to $16,000 - $20,000.  

My question is, how would you make the offer or estimate rehab costs on a house you cannot see?  

Thanks.

[Mark F.]

@John Hixon

I wouldn't buy a house I couldn't see, but I might be tempted to write up an offer as long as I had a very big out in case something popped up I didn't like before closing. However, if this lady is demanding that you not only offer, but close on this property without seeing it, I would drop this like a bad habit. You have no idea what could be lurking inside the house that could cost you a ton of money later. 

Also, does the lady have a signed lease with her tenant? If so, then you can't just kick the tenant out after buying the house. You inherit the lease. Might be worth asking to see if she's just using that as an excuse to hide something from you or that's a legitimate concern. Anyway it goes, don't buy unless you can thoroughly inspect that house.