:-) From a property managers perspective, I also think its great that you've decided to take on out of state self management for very legitimate reasons...Nothing is void of a few challenges, as we can all attest to, so as you embark, I wanted to share a few top reasons our owners choose to hire a management company. - As @Jonathan Klemm mentioned, passing on this load so that you can be more present and attentive to your family and not be essentially working  24/7, on-call for the needs of tenants and property emergencies... can be worth the management fees. 

Most cash buyers are reasonable, and since you’ve already built in a 30% profit for them, will usually offer close to your asking price.MAKE YOUR OFFER AND GET IT SIGNEDNow that you have your numbers and MAO figured out, now you can open up Adobe Acrobat PRO DC and start filling out your Purchase and Sale Agreement.

Fees were reasonable.

I want to share with others that I called the Attorney for D32 today and she stated that the storms knocked out the internet and the offices but it was not a reason for any delay on the return of deposits. 

To determine what to offer on a rental property:Determine reasonable market rent, NOT the highest!

Disclosure: I work for New Western in San AntonioI can't see any reason why our properties wouldn't work for BRRRR deals.

Does anyone have a "program" or formula to use to establish a reasonable list price based on current income and expenses.

There are a ton of complexities with properly repairing a fire damaged house....they sell really cheap for a reason.

I saw how that proposal is basically her giving me a 0% loan, but at the same time I believe that structure will avoid her taking a large loss (approximately 30k if she accepts a 300k offer).I do not know why she doesnt get a PM, I only share the facts of when she purchased it, the purchase price, and the reasoning she shared with my realtor as to why she is selling after such a short time period.

I would also contact the tax pros in the header and get their opinion and maybe utilize them for that reason.