Go to the sales and observe, you don't have to bid, and every sale I've been to there is no charge for admission. 

From their own admission they don't cater to full time CRE investors.  

I agree in certain cases offering some money may be a sign of weakness or admission of guilt.

Seeing as texts probably are not admissible in court Ill wait 30 days from the moment he responded to the email that had the address in it.

He wrote me a very salesmany 4 paragraph essay that ended up with the conclusion that he couldnt see the value anywhere.  

Your only risk is the few dollars for admission, and you can at least see if the networking is good.  

The Illinois Real Estate Investors Association is having their Vendor Fair and Fish Fry tomorrow night!at VFW Post 2859 - 231 East Edwardsville Road, Wood River, IL 62095 from 5:30 PM to 9 PM. Door prizes and much mor...

They assumed the trailer there now was the same trailer my dad had.I finally convinced the tax assessor that it was not and almost written a 3-page essay on what happened to the original trailer and how the existing trailed came to be.I gave the number of the tenant to tax assessor, they called him while I was in the office, and he told them he was not the owner and not responsible.I am toying with the idea of what I should do next.I am wondering the following...1. 

Account Closed  Adam if he's under rented 50 dollars a month (By his own admission) on a $1000 dollar a month rental  (he didn't say how much rent he was talking about) that's 1/2 the cost of the PM.  5% of the rent.   

By your own admission, you don't have the funds to make the requested repairs and going further into debt to try and push this deal is likely a very bad mistake.