I would say cut and run.Where is the property located?

So, If i cut some nice to haves out  I may be able to save 10k, but then I risk not getting as much on resaleThat would put my MAO at 103k.  

...i reached out to an investor asking that i be added to their vip cash buyers list, as i have been given the green light by several buyers to bring sellers to table. she sent me a deal - its great, off-market in north cali with around 40 units, fully entitled. so i sent the deal to my cash buyers list and immediately got a buyer who wants it. i asked my investor friend if she pays a finders fee and she said yes...but since i know that my cash buyer is more than happy to pay above to asking price for the deal, id rather secure the contract myself and then assign it to my buyer but one obstacle i might face is that my pof isnt for 10 million its about half of that....with getting this contract myself also i dont have to worry about next time my buyer going directly to my investor and getting future deals that would leave me cut out of the deal.

Willing to partner up for a 60/40 cut if you help me close this deal.

I have a few concerns/fears (my inspection period expires on Friday so I need to make a decisions ASAP) 1) The street, 13th Ave is a cross street that people cut thru.

Or keep looking for private owners to try to cut the deal that way?

I can cut back on work and go to school, or get my own place.

Cash buyer's list has grown beyond my primitive "cut-and-paste" methods. 

You, as the owner, have to pay for grass cutting, snow removal (if you have any), many times there is only one water meter and you need to pay for the overages.

Find a partner and bring them the deal, take a tiny cut, learn from them and actively repair your credit.