Get higher than that and many of the REIT's and private funds will make it hard to compete as a small single investor as they are taking properties out with quick financing and or all cash.

$36,800Etc.A full release shall be provided upon the full payment by certified funds and the Lender shall provide such release as may be required for title insurance requirements.Maker shall provide reasonable notice of intent to make any additional payment as generally necessary for closing instructions required and any or all releases necessary.

(this was my estimate with input from the realtor who apparently does demo on the side)- All new flooring (combination of carpet, laminate, vinyl)- All new interior doors and hardware (6 panel hollow)- New (matching) light fixtures- Most or all new interior trim- New counter tops with modification to remove partial wall and add breakfast bar to open space between kitchen and dining room- Refinish existing cabinets- New bathroom fixtures (vanity, sink, toilet, tub) in both bathrooms- Likely sub-floor repair due to the significant amount of pet damageThe major areas that I didn't look closely at (because of the pile of junk in the way) but would certainly need to if I was considering this include the mechanicals (AC compressor appeared original), septic system, well, a closer look at the roof, and a closer look at the deck. 

Your not looking to work with contractors, you highlighted at the beginning you hire unlicensed persons, those are NOT contractors than, they are subs and you are trying to side step what you should be doing because thats probably where most or all your profit lies, not in the deal of the property but in finagling to get done what should be say 50K done for 30K by side stepping regulations and hiring overqualified desperate persons. 

It might make sense to look for a JV situation where you put up some or all of the financing at a discount, and an experienced flipper partners with you to show you the ropes.

its a baseball term referring to a pitch that is so low, the batter thinks its a ball, but it just barely comes within the strike zone. the ump calls it a strike and the batter never swings. funny thing about these lowballs that no one swings at........ they never get a home run from them either. as a pitcher, if you never throw a lowball, you never get that strike on the batter. as abat ter, if you do not swing at the low ball, you are never gonna get a hit either. you need to throw that low ball once in a while and see if that batter swings at it. getting started again is hard, but you already know some of the game from trying a previous time. so, you should have less fear going into it this time around. you have watched all the podcasts, read all the books, now get out there and do what you want to do. no one stays in school their entire life, you have to get out there and apply what you have learned or all that learning is useless. get out there. if you fall on your face, then get back up. the only way to learn to do anything right is first learn how to do it wrong. then you know what not to do. good luck to you 

After the debacle with the last tenant (short version: wouldn't move, insisted we had an oral agreement; left behind thousands in damage) I need to add a "holding over" clause.

If you lose one or two or all three of the leads, you can treat this as a valuable lesson to be straightforward in the future.  

She should get 90% or all of the 3% buyers agent commission.

But here's how Michigan law works:  there can be "oral leases" (unwritten) for less than 12 months.