You can assume about 1% in closing costs in addition to commissions so you're starting around 7% before the seller gets any cash at closing. 

Pittsburgh is a good market to make money in now cash flow wise and has good upside as well if you know what you are doing. 

You could simply offer them a small cash equivalent for the “interest” when you return their security deposit…rather than bothering to open an interest-bearing account, if you’re worried about it.

I got an extra $30K in value out of it.Appraisers don't use the PPSF because it is grossly inaccurate, despite common belief.

-If I can get them out before foreclosure occurs then I can retail home and pocket some cash, which is why I'm interested in delaying.

Purchase price: $45,000 Cash invested: $80,000 Sale price: $149,000 Purchased for $45k.

I personally would stay away from condo-tels as they will be even worse and you'll have less opportunity to cash flow. 

Tampa can work, but yes, taxes and insurance are higher and might keep cash flow tight.

I text someone to go fixes it and cash app them the $.

You can do a cash out refinance and pull equity out that way.