Lets say in the first year you do those 2 flips , since you are new , you over pay on the first and you barely break even .

When I briefly look over these types of units it seems they dont meet the 2% rule; a lot are barely 1%.

At $345k I would venture to guess this is a <1% for monthly rent:sale price, and 1% seems to be the bare minimum a lot of investors prefer.

Dual agency is legal in New York, and it's sweet for the agent (because the agent can double side the commission), but it's really not the best situation for a buyer and a seller.Dual agency requires you to give up some of the fiduciary duties that an agent owes to you - so you're really getting diminished service by using the seller's agent in the same transaction.At a bare minimum, ask the seller's agent if you can use another agent in his brokerage - that way at least you can keep all of the fiduciary duties intact. 

Recommending that the buyer act like they can barely afford their own offer in hopes that the seller will feel sorry for them and lower the sales price, causes buyers to lose deals!

So lying or lack of disclosure is unacceptable by me or any of the agents in my office.

I would say go out of state but beware things barely cashflow these days.

I've started to making two estimates, one for bare minimum, and one for going for more premium tenants.

Rent at this price point barely moves.  

Except for the taped up window (which can barely be seen from the street), the house looks great from the outside.I think I've read that an inspection can be waived for any purchase so it's not like someone will come in and say "I know someone was living in here but I'm going to deem it not livable".