I've been taking the minimal required annual distribution every year since I inherited it 5 years ago..What do you mean by "I wont be able to leverage it"?

AirBnB is an option - but even then it will likely be minimal at most.

Am i wasting both of our time trying to connect to the wholesaler if the different is too high? 

In terms of the seller financing, you just need to sell them on minimizing their tax hit in year one if they stand to make a large capital gain on the sale.

There are numerous reasons I would not waste my time with this property.  

My third spreadsheet has the same X axis as my first spreadsheet and the Y axis is the amount needed to offset the mortgage based on whether I charge $800/$900/$1000 a room for rent, all the numbers are pulled from the county obviously:Electricity, gas, repairs and maintenance (10%), capex ($200), vacancy rate (10%), sewer rates, water rates, solid waste fee, lawn care, property management (10%).Am I missing anything?!? 

I don't waste time with people who aren't forthcoming and you shouldn't either.

There are certainly other factors to take into consideration once you've identified a niche including the specific market, deal and team to further minimize your risks.https://www.biggerpockets.com/blogs/9145/74876-gro...https://www.biggerpockets.com/blogs/9145/66626-why...

Why don’t you run a credit report in her to asses her default risk before any more emotional decisions are made and more money wasted

I think it is a waste since an untold amount of people get this list at the same time and mail at the same time.