I’ve got a double at the 290 and Delaware (bannard Ave) and this property flys off the shelf when I put it up for rent.  

I assume these are off the shelf materials.

You will have infinite options. 

During a flip all else must be relegated to the back shelf.

Your making $150 a month off no down payment, an infinite return. 

This is an INFINITE return on your money :) and you don't have to wait 7 months.

@Daric Carter  I Missed the infinite ROI in your title and report.  

Yes the city of Kansas City in its infinite wisdom required trees to be planted or usually planted them - they got a great deal on trees that grow big, and do it fast and has heaving and cracking driveways and sidewalks all over the city and most of them drop spiny balls all over the place that cause other problems.You should be able to get a tree removed for way less than $10k.You could also epoxy inject and seal if its just cracks, but if it is uneven you might need to do something else. 

Assuming he accepted your offer of $21k I would keep it as a rental.If the ARV is $34k as you mentioned you could refinance at 75% LTV.This would give you all of your money back and it will be cash flowing.That leaves you with zero money in the deal and an infinite ROI.You then have that $21k free again to buy another property.

Happy to help get you connected to a few top shelf folks in each of the categories above!