If the house has a septic system, especially if it's an older one, it's worth the investment to have a septic inspection done.This concern is particularly relevant for those planning to buy and hold the property rather than simply fix and sell it.

However, if there is a formula better suited for this market I am all ears.New to the Wholesale game, if there is anyone who would like to network or simply offer some advice I am open to anything. 

Simply put, there are a limited amount of PMs that will operate in the area, so I ended up with poor management.

If you're trying to utilize it without living there, that’s simply not possible.

I simply don't have the brain capacity and time.

Perhaps its time to up grade the entire kitchen.As for the washing machine, I would simply say to the next tenant, there is a hook up.

@Matthew Paul, I’m not trying any “crap”, simply seeking negotiation advice in an effort to pay a fair price for a house that needs a lot of work.

Ok, yes that's a bit cheeky but seriously, your talking about some very important, regulatory/law stuff, if your not willing to do the most simple basic actions of simply googling the laws, and reading through the statutes, I am sorry but than my time and effort has not been earned to help guide. 

Simply put, we start off with the As Repaired/Completed Value (ARV), then subtract from that number a reasonable profit, the rehab cost (scope of work), which we've gotten good at, a contingency reserve for any "unexpecteds", our cost of capital/carrying costs (interest and costs of the leverage used), and our costs/fees on the buy and sell sides of a flip.

We have an acoustic panel set in there for aesthetics and sound.