I'm just here to try to learn and absorb as much as I can so hopefully one day I can get the ball rolling.

Then you should have a ball park amount that should be a good starting point

Now if I just work off my desired profit of $20k and factor all cost in I can go up to $95k which is what I’ve offered after my low ball initial offer was rejected.

Short answer yes, and will happen and can happen at any given time...I don't have a crystal ball, but we went from 100% occupied to 70% occupied with rents down at least 100.00 per unit. 

When a tenant is in arrears, they should be checking more frequently ... and they should have never allowed them to get "several months" behind.IMHO, the PM company should be embarrassed about dropping the ball and offer to shoulder some of the pain (if they have in-house trades/staff, they could provide the labour at very little cost to themselves).  

Can anyone give me a ball park range for what those costs might be in winter?

Plus you'll likely receive renovation payments through by draw, so you'll need to front a percentage of the rehab to get the ball rolling.

If you can wholesale much better. most like if in bad condition low ball the hell outta guy.. if hes a bad landlord or just plain lazy he would sell unless he has sentimental values.

Some things to look out for are the fees. environmental fees, excessive weight fees, another trick of the industry is billing cycles. some will bill monthly so you are billed 12 times a year others may bill every 4 weeks so you get billed 13 times a year (52 weeks/4= 13 bill)based on my experience the big guys tend to play ball and kill on volume to shut out little guys. also these little guys rely on the big guys station to dump, so they charge a base fee and mark it up or put add on to make money.

I am just getting the ball rolling on my investing career and would like to be successful with this first purchase.