If anyone has gone through this experience, would really appreciate your help to determine exactly what licenses, permits and tax accounts are needed to be in compliance.Thanks so much! 

The big thing that determines the price is what actually has to be done and the finishes that you select.I know you said it is a gut remodel but are the floors still good? 

I suspect this was just an anomaly but it could be a sign of things to come.

That will determine if you could sell it and use the money to buy a single family home or would need to take out a mortgage. 

The investment city determines rent growth rate, appreciation, and income longevity.What determines rent growth?

Sometimes when examining the entire capital stack, its determined the higher finance charges paired with higher leverage is a winning proposition but only experienced real estate investors should be making that call. 

You can attend all the REIAs and read all the books and sign up for all the conferences, and spend all the money, and you are will never really know you can do it until you do.Over 20 years in real estate in various forms and roles, action will beat out intelligence or education or even network 100% of the time.  

I just signed a bunch of disclosures from my lender and after reading them it has me thinking, "Is there a cheaper way to do this."

I have seen this same house that is vacant (all the classic signs) I have located the owner ( I have not reached out to her yet).

Financing is important but your realtor will absolutely be the determining factor whether you purchase correctly or not.