My mother and step-father were both on a fixed income and barely making ends meet each month.

Well your not just not hitting the 70% rule you aren't even hitting 85%.For a deal of that size I would generally want to target a 10-15% minimum profit, so you are barely hitting that with NO costs other than you pretty optimistically low rehab budget.Do you have like $320K cash to buy and fix it or are you getting a loan?

Or, a good closing attorney who does these types of closings can probably point you in the right direction.Trust me: Any "free real estate contract" you find will be barely worth what you paid for it!

None of those things generated leads for me and barely any calls even.

I definently wouldn't leave the back bare dirt. 

The low end of that would barely cover all the expenses after mortgage, tax, insurance, and maintenance - nevermind vacancy.  

The NOI may barely be positive, but you still have to pay for the property.  

Sacramento local forum is barely alive for some reason.

They barely met income requirements when I screened them but never paid late.

Some barely survived math in high school, which can be scary if they are preparing your taxes.