Doesnt making Disclosure via Counteroffering a written offer from Buyer drawn up with Dual Agent that Seller (who is in turn, an Agent for Listing Broker) is Licensed Agent quite late, practically after negotiations rather than before?

Those that do LL-T law as the bulk of their practice work on volume and those that do other areas (of RE law) will be more expensive. 

I guess I’m just looking for some closure on the fact that this is a practical way to pick up a deal.

Really I'm curious to hear from people who practiced BRRRR right away!

In the meantime, practice, study & learn

@Lexi Teifke - As always, the theory like the theory, but in practice is what counts.The internal rate of return hurts my brain just to read the definition, never mind calculating it: internal rate of return on an investment or project is the "annualized effective compounded return rate" or rate of return that sets the net present value of all cash flows (both positive and negative) from the investment equal to zero.

Give her some time to come to the realisation that her plans are not practical then convince her to sell it. 

I have reason to believe there were misrepresentations and shady practices around this investment.   

Its always good to see someone in NY getting started in REI.I think your plan sounds super practical.

Practically you can search Zilllow's map with the school and crime layers enabled.