At the very most, we will have to pour a thin layer of concrete, if the leveling is too out of place.Would you have any suggestions for investor friendly companies that sell A/C units at a decent price?

New roof, windows, flooring, some cabinets, exterior siding, gutters etc, new brushed nickel light fixtures, hardware, fans, new appliances, new concrete patio in back etc.After all this rehab, I will be right at 70% ltv so I think I did good.  

State that if they do not respond within 7 days per the rule you will file a compliant with the CFPB.  

One nice unifying thing that would cost very little is to use a dark gray concrete stain on both the foundation and the curving walkway.  

This is an old aerial, the new drive is concrete :) 

So I thought wouldn't it be great if I had the funds for the deposit/purchase price than ad a experienced partner to help me purchase the property.

I worked for a company several years back that we would go in to houses and make them Ada compliant.

Justin:When Thomas asked about legal non-confirming, I do not believe he was implying your house is not compliant with building and fire codes, but was asking if it conformed to local zoning by-laws.We have student housing as well and it has been our experience that most university towns have occupancy by-laws limiting the number of un-related adults in a single dwelling unit (usually to 3 - 5) which are specifically aimed at student rooming houses.  

Also, there's a place called gross pointe which borders the east side of Detroit; cross 1 street and you go from burned out husks and grey concrete to green boulevards and $2m houses. 

Be sure you're compliant with all laws, including usury laws.Be sure any work done that needs permits is permitted.Borrowers money goes into deal first.Get monthly payments.Get a full credit application (1003) from borrower.