All over north side of chicago (class B to A) you can get 4 units for $800k-1 mil range that market rate rent $7-9000 a month.

Are you looking for a complete removal of it or would a reduced PPP (3 year @ 3/2/1) be sufficient? 

She is older and lives on a fix income and I will confirm but I believe her federal tax bracket will be in the 10-12% range. 

If you're still using "rules" to bid on properties , especially in this price range, you're destined for a loss.   

I use over the range microwaves in all my rentals; it's just one less appliance renters need to bring and gains huge real estate in small kitchens, and the microwaves are almost the same cost as the hoods any more.As for the countertops the spots that always get ruined are the areas exposed to moisture; the clear poly repels the moisture and binds the sawdust together in the particleboard.

I personally include washers and dryers in all my rentals and even have dishwashers and microwave range hoods in my nicer rentals.

The study identifies with forensic engineering detail the immediate Bonus Depreciation 5, 7 and 15-year personal property class lives qualifying portions of a building that are normally buried in 27.5 year residential or 39 year commercial categories.The Cost Segregation Study was performed on the Asset Depreciation Range (ADR) and is based on a 40% tax bracket for State and Federal Taxes.

If using a PM for STR, the LTR is better return even using your higher range of rent

Contractor Issues: I’ve read several posts about problems with the contractors/team provided, ranging from significant delays to neglect.

Off the cuff, FHA can be difficult with appraisals, sellers willingness, self-sufficiency test, life time PMI, & FHA premium.