Be real picky and buy something with some meat on the bone (needs rehab) and the numbers work (good cash flow). 

Streets can be a to b one end and low d's the other end so do your homework.

There's not enough meat on the bone to have an additional intermediary.One of the mistakes most inexperienced real estate investors/flippers/wholesalers make is to believe every other listing for sale is a 'deal'. 

For a little more detail...When I say the house is nicer than its surroundings, I mean that the bones, floorplan, and layout were all originally GREAT, but the cosmetics were in bad shape.

If you go it alone, rather than add to your list of questions I would recommend that you bone up on the various terms and, clauses and offsets regularly used in office leasing to help best achieve your clients goals.For example, when dealing with tenant improvements (item 7), the landlord might say "I wont pay for any TIs". in which case you could offer 50% rent or free rent for X number of months if the tenant  pays for 100% of TIs. 

With and ARV of $139K there is not enough meat on the bones to rehab and flip it. and yes, you would have to rehab to do a flip.

First you must be prepared to inforce it and second you must not show any compassion or weakness in regards to perusing your enforcement.Most landlords do not have the back bone to inforce this part of the lease and generally have a defeatist attitude toward collection results.

Anything 200k or under with good bones is selling in a matter of hours/days.

They were keeping their trash in bags on the back deck and my husband and I observed and took pictures of rib bones spilling from a torn bag (lease says they have to have containers).

The complex had good bones but was a C property (in terms of condition and tenants) in a B neighborhood.