And now you have 2 transfers of title that could come to light with the underlying mortgage and they move to foreclose.. and then you as the person who wrapped it has to also do a foreclosure to get your peeps out Now they file BK and so on and so forth.. 

All new flooring, cabinets, countertops, complete bathroom makeovers, light and water fixtures and so much more!

Now if he gets you by the hand and shows you how to buy with no cash and credit, and you are able to buy, then his snake oil is worth it weights in gold, but he will have many excuses his business is selling snake oil not real estate.

Purchase price: $74,000 Cash invested: $30,000 Beautifully renovated 4-bedroom split-level home that features a new galley style kitchen with 42" soft close cabinets, stainless steel appliances, recessed lights, updated baths with modern vanities and fixtures, large living room that leads to separate dining room off kitchen, three spacious bedrooms on 2nd level with modern decor, large lower-level family room with ceramic tile flooring with well-placed laundry cove, and recently laid sod in front and rear of property.

There no other way to shed light on this industry than sharing our experiences. 

Hit #3, get the green light from your CPA, and cost seg away!

Is it worth diving into a full bathroom/kitchen gut (unpermitted/handyman not of my choice) possibly revealing more issues or just paint, new cabinet pulls, switches/outlets, lights, etc?

In my opinion your first photo should be the evening photo of the house with the pretty lights.

The reason I'm treading lightly here is that I don't want trouble and confusion and she has done a number things that indicate she may be trouble.

We would get toll charges and red light camera charges and nobody would own up to their mistakes.