Renovated kitchen with recessed lighting, stainless steel appliances, fences, 2018 Trane HVAC, 2015 tankless water heater, 2015 roof, 2015 electrical panel, fence installed in 2018.Offering 110k for a flip would consider the 50k in rehape not considering the cosmetic stuff yet.

I anticipate at least another $5000 in cash flow with a new tenant which is will allow for things like electricity and internet to be paid for too as well as more cash flow.

The minimum $33,500 is to complete the minimum rehab, updating electric, plumbing, kitchen cabinets, doors, trim, paint, appliances, curb appeal, etc.

Had structural and electrical inspections done.Did you give the list to your contractor? 

In Washington state they also tie Electricity on the landlord, regardless of name on account.

In WI, house has to be under roof before the electric service main can be added. 

Also the land in question already has a well and septic system with electricity on site as well as a driveway and is zoned for cabins/mobile homes and single family dwellings among a few other things.

This includes examining the structural integrity, plumbing, electrical systems, roof condition, HVAC systems, and any other significant features.Title Search: Hire a title company or attorney to perform a title search on the property.

As a renter, he won't understand the HVAC, plumbing and electrical stuff.

How about electricity?