Whether the seller was open to a buyer commission or not, I wouldn't put an additional cost into any personal purchase.  

Just make sure you set up a LLC to rack up the required experience.

What is anticipated legal costs?

Most traditional property managers don’t handle this setup due to challenges like managing tenant disputes, coordinating overlapping move-ins/outs, and the risk of Fair Housing violations when selecting tenants.

The truth is, they will keep playing games and milk you for every penny they can, then they will leave the house a mess and cost more with cleaning, repairs, and vacancy.

The math for investing was pretty obvious to everybody that it would be hard to lose money by buying a home for 50% to 70% of the rebuild cost.

It's infinitely harder and much more costly to scale a construction crew than it is to find people interested in buying a good deal (that you'll provide happily).

Their cost basis is about $33k, the agreed upon purchase price is $250K and the expected appraisal might be around $350k-$400k. 

How much is the rehab going to cost, what's the ARV going to be, and how much will the property rent for?

However what happens when the tenant vacates and now the unit has to be turned over/takes a few months to find a new tenant and during that same period of time the sewer line goes and you get hit with that $15,000 cap ex expense in addition to the vacancy and turn over costs.