I don't want holding costs to go through the roof because of the weather, but I also don't want to limit marketing activities and purchasing properties to just the favorable weather months.In my experience it seems that there's a really interesting psychological component of how weather warps people's thoughts and plans.

However, that's only if there's a value-add component, allowing you to buy with plenty of equity. 

If Seller has $2k for 30 days, and another offer for a higher price, but longer DD and more EM, then they evaluate that component as well as percent down, etc.

My purpose here is to call out the additional cost components that noone mentioned yet: Interest which just keeps you going but doesn't move you forward, CapEx which you can't just ignore or it'll bite you later, management costs which if you don't give yourself something for it then you are dreaming that it is paying you since actually you are paying it.  

Once she has some earned income for the tax year, she can set up a solo 401k and put part of that income into a Roth component.

Until you have the property inspected to determine the current condition of all major components and appliances I would increase your R&M and CapEx numbers to 10%. 

A knowledgeable, hard working realtor is a key component of a successful investing team. 

Heed a property's cash-flow numbers, of which taxes are just one component (albeit an important one at that).

I've been working on a business plan for it using the senior living housing model without the ADA/medical component. 

I just looked at the last one I had done and it says:All components designated for inspection in the ASHI® Standards of Practice are inspected, except as may be noted in the“Limitations of Inspection†sections within this report.It is the goal of the inspection to put a home buyer in a better position to make a buying decision.