We have chosen to upgrade to flat top stoves and self cleaning ovens that are black.

Need I mention gambling is legal in Ohio.

Do I gamble my last dime on a single-family cash cow, or do I roll the dice on a flip and hope Lady Luck is on my side?

This was taken care of promptly by a professional remediation company chosen by the insurance company.

If you really want the property and don't mind a small gamble put down an amount of earnest money that you will not be upset to lose and that if you were in the seller's shoes would make you feel OK about taking the property off the market for 60 days and make it non-refundable to be conveyed to Seller upon offer acceptance. 

I had a few appraisals come back from Akron/Clv markets and had the appraiser comment that it is a "down market".If you are targeting the 50k purchases with the 20k rehab and then hopping to refi out afterward you are taking a gamble because if you do not get the 100k value after the rehab you can get stuck in the project or be forced to take a mortgage with a terrible rate.Keep your purchases 80k and up and try to make sure your project costs are over 100k on everything so you can be pretty confident that you'll get the 100k value afterward.

However, it’s a gamble.

Never used real estate cash flow for living expenses but only used it for making extra payments to one chosen property at a time. 

I will of course comply with any required laws here, but am I required to pay for specifically her chosen wall anchors?

Tenants are a gamble and so is court but you have a 5 year tenant that paid during covid when courts were closed so I’d give that some credit.