What are some highlight advantages it could offer me for my scenario?

They will ask the same types of questions I highlighted above and determine what the best options are.

Here are some highlights from the Auction.com website. 

I sugges you begin to understand your market: identify the city & sub-city you would like to invest in, do all your homework on the area, make a trip and meet everyone that’s worth your time, take a map and highlight the good and bad areas, identify a realtor that you believe is the best match for your needs and analyze as many deals as you can along the way. 

I think I have gotten some great answers, and I'll post back with all the numbers as I work through the deal (I tend to run it a bunch of times/ways, and really over-analyze), but the highlights are:total out of pocket 14000 (dp+reno+10% reno contingency)  it really just needs paint and a lot of cleaning, but planning for at least one "gotcha"monthly cash flow - $595  including 12% capex (thanks @Will Gaston), 1 month vacancy, all expenses, debt pay down, actual taxes, actual insurance quote, and 10% management (even though it will be self managed)Will keep you posted.

I recommend you keep a copy of this handy, study it, highlight it, and learn it.

I highlighted items of them that i thought would influence tge appraisers decision.

I am about 1/4 the way through the book and I feel like so much knowledge as been dropped that I will definitely be reading it over with my highlights and notes!

Lease (highlight the 60 days which is contrary to state law), envelope showing post mark, your request for receipts, her refusal to supply them to you. 

He may have bitten off more than he can chew or he may be in deep financial do-do, as others have highlighted here.