(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. 

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.

I would NOT do it htough if it would screw up or derail my eviction process, making it necessary to start one or all the steps over again.

After talking with my first caller for a few minutes, I quickly realized the questionnaire/checklist I made for myself is completely inadequate.

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

You can foreclose and then recoup some or all of your investment. 

Thanks for your feedback on one or all of the preceding questions. 

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.