Another thing to consider is, can you afford the full mortgage pmt (is your amount inclusive of insurance and tax?)

It is by no means all inclusive.  

There will still be an impact here, but not as large as if the capital gains inclusion is increased to 75%.

These are by no means all inclusive, but they do show the quality of work that was put into this project.

Good for you on buying the possessions - in the future I suggest that if you have a cooperative reasonable occupant such as this, and you are going to give them cash for items they are not taking, that you draw up a bill of sale for those items (or do something all inclusive), and have the occupant sign in front of a notary - just in case they come back saying you took heirlooms (but to you it's just junk headed to the nearest dumpster).

I would like to keep the deal size between $100-200k (inclusive of reno budget).

SmartMove is a great product which is why we partnered with them, they offer integrated screening with credit, criminal and eviction reporting, which is pretty all inclusive and a great resource for landlords, but again, it has to be run on a person, usually through their SS number. 

Is their price all inclusive?

You may leverage once you can demonstrate to your lender and yourself your ability to achieve scale and stability.For less risky real estate investment, where loans have a low fixed rate and servicing inclusive of principal repayment is covered by cashflow, financing enhances the ROI. 

You should be able to do a Land Contract or do a Wrap, sometimes called an All Inclusive Trust Deed and you send your payment to the in-laws, they make the payment to the Credit Union and everyone is happy & protected.