I plan to flip the house but to avoid all the fees and closing cost involved with buying the house she has agreed to allow me to rehab then sell and give her our agreed upon price within 90 days of our agreement.

I, however, agree that it is not good long term.

I agree that the gain could have potentially been offset by utilizing various different methods such as a Sec. 1031 exchange, but this would've just kicked the tax can down the road further (except for death which is a whole other topic). 

I agree with Timothy Lee, getting a second pair of eyes on the repairs would be a wise decision given it's not a breach of your agreement with your PM (which it shouldn't be).

You basically can't purchase a SFH in Taney or Stone country because of the regulations against STR - be wary of people selling their homes as STRs (they are probably trying to get out before more regulations kick in) - you will not legally be able to rent it.

Totally agree! 

I agree I need to get them out of there. 

I agree that you should consult an attorney for your state as each state is specific in what you can and cannot do. 

Agree, I also had a hard time making the numbers work in the midwest without house hacking being involved.

Micheal for deep dive into staying safe in Detroit.Lastly Detroit like many other markets the prices and returns are directly correlated to the RISK of losing your money.. you go for the very highest returns your taking huge risks being out of country.