That is why so many landlords get burnt out after about three years. they haven't considered the hidden costs. 

There are a lot of hidden things that can kill your profit quickly with any job, let alone an extensive remediation/ rehab for fire and smoke.

Things are discounted for a reason, houses included, and every once in a while the discount is because someone didn't know they had an original copy of the Constitution hidden behind a $2 3-D Poster.

Hi @Axel Ragnarsson - Gaudet Home Inspections did ours and he was very thorough and helped identify hidden, active knob and tube - saved us some $$ on the purchase price.  

I rubbed some on a hidden tile and it seemed to tint it very well, I think if I went with an ebony color it might do just the trick, then I could go over it with rejuvenate or some other basic floor coating every few months to help seal it in.Thoughts or suggestions?

You might find out your gem is actually market value. 

These areas are great little gems with people looking to purchase in these areas.

your numbers seem high in some places and low in others, but i dont know local market costs for things, I would be surprised if you could get title done for $450 total,  most of the auction houses nail you with $1500+ for title and $1500" to close, they make a ton closing your deal, (like auction.com, H&M ect.) the numbers look good, but just know, it never goes as planned, and their will be hidden expenses you didnt see, i generally add $2000-$5000 for Misc.

Also, seems to me your 3.6 percent mortgage fixed for 30 years is a gem. 

We found a lovely surprise hidden under the carpet and behind the drywall... water damage.