Condition of the property?

I could write a contract, but I know nothing of the local conditions. 

Even a small drop in ARV can wipe out your margin.Your rehab estimate of $15k–$25k is on the low end for a 4 bed / 3.5 bath property unless it’s already very close to retail condition.

I think it's too high for the condition.  

Conventional MortgageDSCR MortgageDSCR Renovation MortgageOther: $_____Purchase Budget: $_____Repair Budget: $_____Property Condition You are Willing to Work With:Turnkey < $3,000BRRRRR > $3,000BRRRR > $15,000Target Rent-to-Price Ratio: _____Target CAP Rate or ROI: _____Target Cash-on-Cash: _____Deed/Title: Your Name: required for FNMA, FHA & VA mortgagesLLC: required for most DSCR mortgagesTrustPartnershipOther

This lets rental income cover your mortgage and expenses, while also giving you access to tax benefits like deductions for mortgage interest, repairs, and depreciation.As far as market conditions go, real estate is one of the few investments that tends to hold up over time because people always need housing, and property values and rents generally recover after downturns.

And have the yards been left to grow 5 feet tall etc etc.current condition will dictate exit on these. 

I also received a letter from the county saying that my property is in violation of several health and safety codes. 

Double-check the rent assumptions$1,500 for the downstairs long-term unit sounds reasonable depending on condition and comps.$800 for a Padsplit-style room is solid, but remember you’re effectively running a rooming-house model upstairs — more turnovers, more wear-and-tear, more management.

Condition = Peace of Mind (AND lower expenses)Peoria is:new roofnew water heaterupdated flooringnew paintelderly-owned (usually low wear-and-tear)Gilbert is:old carpetssmells like petsmissing closetbroken blindsneeds paintdated interiorEvery dollar of deferred maintenance becomes your dollar the moment you close.Your first rental should NEVER be the one that drains you during the first 12–24 months.4.