Man - I have been looking and couldn't find much for my Buy Box in the last 5 mo. Then today I found the ugly duckling that is perfect. It is in Chandler and listed @ $475k. It needs work, the pictures are horrible and does not look good to retail buyers. I am drafting up an offer for $445k with $15k concessions. I am not going to aggressive because the house is worth more due to its location, lot size and sq ft. I can't get it up and running before the end of the year for tax purposes realistically, so not going to rush it. I think it will be on market for a while. Always, the way. Finding a good one at the wrong time, but if I get it I will be stoked. $90k down and easily $35k in reno but my numbers say it has the potential to be my best performer yet.