It's 1200sq ft (probably more because it certainly didn't feel like 1200 sq ft when we looked around) sold as-is with special warranty deed and on the surface there are very little cosmectic problems with the house except for the carpet and walls and one moisture damaged window.

I don't mind putting the work into it all, but I have only just cracked the surface of that and have much to learn.

They get beaten up very fast since the workers are not the gentlest of folk, (not that there is anything wrong with that).Once more permanent housing surfaces, (apartments, MHP's), the camps will vacate somewhat with the more appealing alternate accommodations.

I feel like I haven't even scratched the surface.

That sofa is the bed for the tiny apartment - the recliner piece lifts up to hold blankets and pillows and under the seat area is a trundle bed that lifts up to fill in the "L" to make a queen size sleep surface - very comfy - not like a traditional sleeper sofa.

I'm just starting to scratch the surface of this site and already can tell how powerful it can be.

You can refi out your $50k in cash you put in, and if this house cash flowed at $600/month before debt, it should be around $350/month ($4200/yr) with the refi payments.On the surface it looks like you're $150/month behind...but you're actually ahead.  

On the surface, the Quicken loan sounds like a sweeter deal than any rates I've seen for hard money lenders and probably most private lenders.

Skim the surface and lay new vinyl over the top.  

Hard surface Luxury Vinyl Tiles (LVT) is definitely the way to go for low/no maintenance long lasting floors in a rental.