Build it on excel is the best bet... you can adjust it for use in the future

Your best bet would be to do a tear off of the existing roof, inspect the wood planking for rot then re shingle it.

Gentrification is a powerful thing and having seen it up front, I wouldn't bet against it. 

With the current tax proposals, if you purchased a property with a large loan the interest may not all be deductible however renting is one of the worst things you can do from a tax perspective.Given the information you have posted and past experience I suspect that your best bet would be to structure a 1031 exchange on your property with the greatest appreciation, exchange it for a property that you want to live in, and move in after a period of time. 

The bet offer we can find through a bank is 30 years at 4% interest with 25% down.

My company will go down to a 580 min. credit score on FHA.I bet with some homework, you can finance it now and then figure out how to do the rehab?

She didn’t tell me that she represents them (I know for sure her agency had the listing before it was canceled), but the way she worded everything in discussing the property, I would bet she is their agent now.

BUT, the positive would be:+ Catagory A neighborhood with stable renters+ Betting on property value will increase over 10+ yr given the neighborhood+ Turnkey rental, leases in place till 2018Would these positives balance out the lower CAP rate?

I think your best bet for something u can do right now would be to attend local metups in your area. network to other investors. try to develop a relationship with your local credit unions.

Most lenders have a 2 year minimum seasoning on BKs.Honestly, IMO, his best bet is to contact the lender (NOT the servicer, but the LENDER), and throw himself at their mercy for a loan modification.