I was the biggest skeptic on this website until I did some research. 

It was very childish and unfair of me to “sneak” out in a way "This to me was the biggest aspect I was concerned with handling wrong, so I feel somewhat relieved that I can begin taking things into my own hands and get this property cleaned up and back on the market.I really wish there was something I could look back on and know that I made I mistake on in renting to her, but overall I could not find this mistake in the background, credit, references etc.

Obviously, $5k is just an example but either way there needs to be an incentive for that tenant to give up their lease.

This is the biggest house I’ve flipped so far.the other two were about 1800 ft.² single-story homes.As far as ADU goes, I have already passed framing, electrical, plumbing, insulation, sheer wall, and HVAC and installed all windows & door.

Charles, thanks for the biggest laugh I've had on BP.After reading your first post I said to myself - perhaps he’s on the After Repair Value.gov Government web site – lol!

The realtor tried to talk me up to at least 175 but… that’s cutting a bit into my profit margin and I’m not that eager to buy it because that’d also be my biggest renovation project.

This is incentive for sellers to allow the assumable.

Those are probably the biggest pieces, the rest is talking to other investors, surround yourself with these folks, build the relationships, run the numbers, get comfortable with the numbers, and start writing offers. 

Nothing is better than your own spreadsheets, but the truth is that spreadsheets and tools and programs are the biggest cause of analysis paralysis in the business.

Biggest thing I would do is to build your CORE 4.