Mel, immediately put it up for auction. Manchester properties in run- down areas are regularly getting 15-18k at auction. I know I've been going to em, dont sell it at an agents, it costs nothing to auction it as conditions of sale allow you to charge the successful bidder for your costs. still doesnt come to 26k but better than selling for 8-10. good luck(posted 7604 days ago)PS- search the net for property auctions