That's why I think it's important to work with an agent who has worked with house hackers before and therefore worked with lenders who have worked with house hackers before.I bet if @John Warren cannot help you out he can refer you an agent in your area who can!

If you're looking to flip, you need to start looking at kitchens from sold properties in the same neighborhood or price point...if they all have laminate counter tops, don't install granite.My take is to always assume an initial cash outlay to push future maintenance...like higher end finishes and appliances on the bet that they won't have issues for 10+ years.

They usually are the best bet it seems. 

Yea I think it's a safer play.

Understand best bet is to get a professional opinion, but want to see what others best guess is from the pictures.

I will need to talk to a lender for 90,000 just to be safe and homes similar to this in a 10 block radius are all listed at 120,000 and above, if I could shoot for 120,000 (depending on what all I have to do) which is a 30,000 profit bet in actuality I estimate 20,000 with taxes and closing cost and any other hidden fees.

And then follow through and make sure you are prepared for various contingencies.I'd bet a judge would understand if it comes to that.It won't likely come to that unless your tenant is spiteful, duplicitous, and creative when it comes to the law.This is not legal advice....

Id say your best bet in determining how much you need for reserves for emergency repairs would start with a good home inspection.

I bet he'd love to get in on this!

I think your best bet is to reach out to the commercial broker agencies in your area and ask them about the process.