Mine are closer to 8000 and that was fighting tooth and nail.

@Dustin Cook nailed it.

Now each trip to Home Depot, for small items like a box of nails, next trip to get some glue, each one of those gets one line (not every item per receipt), one foreman goes 3-5 trips a day, each crew has 1 foreman and maybe 4-18 guys, I have 3 crews.

Justin R hit the nail on the head.A few ideas based on my buying and selling 1000's of units:1. 

I think the biggest issue is managing expectation and nail down the value of the property now rather than heartache later.

This is a bit too simple to use reliably, though some wholesalers do it.Plus there are 1009810948 threads about ARV and repairs right here on BP, and these 2 pieces are going to be critical to nail ASAP as a wholesaler.  

You hit the nail on the head - the area really is what concerns me regarding this deal.

@Carlos VegaCabri hit the nail on the head in terms of seller financing. 

So don't get discouraged if it takes a little longer to nail down the first deal.

@David Torres nails it... as soon as somebody walks down the hallway and sees that bathroom, they will (fine.. may*) be instantly turned off, and think in their heads they have to gut the entire thing.