You are close on the closing costs #, because it is an investment property you will pay points, and Pennsylvania and its respective counties have notoriously high transfer tax rates.

Is john sims notorious for doing stuff like this?

The city of East Cleveland is notoriously tough to deal with as well with tough Point of Sale inspections.

GRM is a notoriously bad indicator.

A lot of similar advice has been given in this vein, so I will add some of my own as one with some experience in the Big City Blues.Basically, your 'hott' urban MSAs (New York, SF, Seattle, Miami, LA, DC) will have notoriously terrible rent/value ratios.

@Michael Zagorsky  I don't think wholesalers really care were the buyer comes from.your job is to weed out the flakes that try to wholesale deals. you must look at wholesalers simply as brokers and some are notorious for giving totally puffed up values and understating rehab.. its Caveat Emptor to the second power...

Here are my numbers:ARV (unknown....City assessment is notoriously as high as they can get you to accept...and not accurate).  

There is a community of SFR near me that are notoriously good rentals in a great school district and the entry price point is roughly the same.

Banks are notoriously stubborn.

If they cause damage to anything outside by something of their own accord, then yes they are to be held responsible just the same as inside. ie: tenant decides to pull all the bushes up because they don't like them, they are responsible for paying to replace all of them.The tenant's responsibilities for yard maintenance should be outlined clearly in the lease. ie: mowing the lawn every 2 weeks, raking leaves, etc.You are held liable for injuries that happen on the property if you're found to be negligent. ie: Your steps are notoriously slippery in the rain, tenant brings it up and a concern you dismiss it, tenant falls and breaks something.