It sounds like you've absorbed a bunch of problems already and a new sewer line and the current basement situation will cost you way less than the $50K in fees to sell it. 

Quote from @Carson Hyland: Even if you buy the right property, failing to manage it well will kill your cash flow. 

If I'm ever in need of a broker in the DE markets, I will reach out. 

Hey Jeff without knowing any details everything is what you are able negotiate. but you have to take in account the years interest rate and purchase price and what kind of cash flow.I will say get a mentor if you’re inexperienced these kind of deals can go left if you really have little knowledge when it comes to structure .

How much less will a potential buyer pay for the house, now that one "bedroom" does not have a closet?

Use the $11K for marketing instead of for a course which, at best, will be generic and will lead to the next course upsell. 

The biggest question you need to ask yourself is if you are doing this to afford a property you otherwise couldn’t afford or to save money period, that will lead to very different conclusions about where/if to buy. 

Utilize any hospitals and insurance companies that are willing to take your call.

For those who don’t know, Steve Lehman is a tremendous resource in Indy for any investor needing an objective opinion on all things related to investing in this market.Quote from @Steve Lehman: @Jared FisherI will strongly advise using @Lauren Perry.

You are not going to make anything on it, so you will not have to worry about capital gains.