But in all reality, you're not that far away. 

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

Here’s the reality; the once every two or three or four years a GREAT deal falls in my lap, I (fortunately) have enough capital in reserve to purchase the property immediately for cash.

It was 90k which included new sewer line, AC unit, flooring, paint, lights, kitchen sink and counters, bathroom.  

I'm no expert, but have learned a few things, had some success, and live in reality.

Like others mentioned already it's not a good deal at $1.9M (needs to be lower) and if it goes to auction reality will set in pretty quickly for seller. 

(In reality, the tenant overloaded with heavy items not meant to be stored in a kitchen cabinet, damaged the property as a result of their own negligence.) 

I painted it, redid the floors, put on new doors and hardware, fixed all the existing issues (leaks in roof, toilets not working, sinks leaking, water damage on exterior and upgraded the panel to a 220V) What was the outcome?

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

look at your experience level with reality in mind.I would want to feel very comfortable about those things before spending time on deals and money when i had no real capacity to transact no matter who the lender was.