A retail lender or broker can do it in less than 30 days fairly easily.The catch, though, is appraisal turn times for your area.

Is there a catch or am I missing something?

I offered 190k since that’s when the numbers started to look appealing, but I wanted to get another set of eyes on it.

Use good filters--not the ones with the highest possible resistance but at least those that catch dander and pollen, and change them out less often.

I can close my eyes on certain flagged issues, but non-working and clearly old HVAC is definitely not a turnkey in any sense of what a turnkey is.

You're looking at this from a homeowners set of eyes. 

I am new to real estate investing and am eyeing my first flip through a wholesaler this fall.

Obviously I wouldn't blindly trust someone just because they're a BP member but as a rookie it's definitely easier for someone to pull the wool over my eyes than someone with more experience.

I think it would be wise to get your own eyes on the property, and setting up the furniture, but I bet you could hire it all out if you wanted. 

But those little actions helped to develope my intuition, knowledge of the area, and kept me working harder with my eye on the prize, and actually seeing the prize with my eyes, and not on a screen, kept me excited!