mariend, I'm definitely going to have the house inspected, wasn't planning on a structual engineer, but maybe the home inspector I go with will tell me if he thinks it's needed - I think, from the looks of what I saw (not that I really know anything) beams look fine. Wouldn't title insurance protect me from any liens the previous owner has outstanding? Will definitely ask the realtor all these questions tomorrow - for sure I want to protect myself! Why not turn on the electric if the listing agent says it's okay?? Why from the looks of it wouldn't you purchase a house if you got it at a steal?? linda117- not sure what offers have gone in on that house, if any. The area is gorgeous, and this is probably the worse looking house in that area, even after it would be spruced up. The house isn't exactly what I want, but the area is. Seems I have to make some adjustments of what I want, especially if the price is good. I can make the offer, they can reject it, and who knows, if nothing else comes in in time, they may just call me back. One thing that's good - I'm in no hurry. I've been looking for a longggggg time, and time is definitely on my side. ncrealestateguy - thanks for the info - I love NC! The FMV that's listed as public records through the county is around $158k I think, something around that area. Is this the FMV you refer to, the one from the county? So, given your info, you'd say $78K would be a good offer to start, or to go up to? If you put in an offer through the REA, do banks counteroffer? I was thinking if I put in an offer to go $74,990 and see where it goes from there. If I have to only put in $50K in improvements, it would be a nice deal, but if I need to put more, I'd much rather try and get a house without so many problems and work that needs to be done. It's the neighborhood that's the keypoint, not the house (definitely not the pool that I really don't want either) I really appreciate the time and help! carol, I expect to pay for the inspections and I'd have to do it quick as I'm going back home in a week and a half, so this would be quick. I don't know how long the bank will drag their heels with giving me any type of answer though, if it's after I leave, then it won't be so quick - I can't come back til mid August at the earliest due to a family wedding and people coming in and staying with us. That's been one of the hard things about finding a house in another state - not only am I not here, but finding a house with the critieria I'd like is hard - which is why I'm bending a bit with this house - not exactly what I want, but if I can get it at a steal, I'll go for it. What I forgot to mention that I found about the previous sales was the first time it shows the amount due was about $154k and the second time, this past March, it was $150K Again, not sure if this means anything or would have anything to do with what the bank may sell it for. I'll be going back tomorrow morning for another look, more pictures and more measuring. I'm also meeting a guy I met that knows construction for his opinion. Lucky to find this guy - he only lives 1 mile from the house. At least I'll have some insight to what needs to be done, at least what he knows. He doesn't do electrical, and some other things but at least I can get some information about what he thinks it may cost to do what he knows how to do. If it's meant to be, it will - I'm a firm believer in this. I won't be upset if the bank doesn't take the offer I give, I'll just keep looking. Thanks again to all who replied. I'm definitely interested to hearing more from anyone who'd like to give me their 2 cents. I've learned quite a bit just reading these forums!! THANKS!!!!

Some great suggestions, but not based on a realistic budget which you have not said anything about. I'm in the no shutters and no balconies camp. Both are out of scale and the balusters on the balcony look more like interior country style ones than classic exterior ones. Can't really imagine what your husband is suggesting. Be sure you don't end up with a jumped up look where nothing relates to any classic style.

I clicked on your avatar; y'all are such a sweet looking couple! <3 Okay, so regarding the house plan -- I know the responses here may have been a bit painful to read -- how would y'all feel about starting over from scratch, armed with a few basic non-negotiables for home design? :-D I love playing around with DIY floor plans, so I totally understand the appeal to grab a pencil and start sketchin' stuff out. In order to do this more successfully, however, there are things like orientation (avoid western exposure for any interior spaces that you don't want to get super hot; unless you have a beautifully dense forest to the west that will shade your yard/home), house depth (no more than 2 rooms deep, so that natural light can grace every room), simplicity in roof design (less risk of leaks; more aesthetically pleasing; cheaper to build/maintain/repair), and architectural style coherency (a house just *sings* when the interior shape, form, and style are harmonious with the exterior shape, form, and style). A good architect can masterfully create something that feels oh-so-lovely to wake up to every day. You may be able to do a pretty good job yourself -- with enough study of spaces, and familiarity of architectural details, not to mention line-of-sight considerations both inside and outside the home -- but it may take longer than anticipated to acquire enough vision, skill, and confidence to execute it well. <3 Have y'all considered using an architect? Any objections to the idea?

I have to say, unless you absolutely cannot find a lot outside of this development, please don‘t count out a residential architect without speaking to one. Ours has worked on some award winning and magazine featured designs, and also residential remodels and new builds in the $200-300k range. She asks about your needs, your budget, and gives a realistic picture of whether those two can align and the tradeoffs that may be considered to obtain what you need. Seriously, a good residential architect will charge a fee, but it’s not necessarily some obscene expense. Ours can do a full service design-build or by the hour charges for site review and plans. And though we love the firm, she isnt the only architect even in our mid sized suburban town to work this way. It just isn’t that unusual. Builders try to make full custom builds sound like an obscenely expensive prospect. And a good custom build will cost more per square foot than a tract home. But square footage and the price tag are not the only considerations. Paying 10% more for a house that lives signfiicantly better, or cutting down the luxury of the finish materials or some square footage but having every single inch be what you want? In the end, I do believe those are the houses that make you happier as a consumer.