If they purchase the house and you renovate it, you're essentially playing the role of GC -- this reduces your risk and your payday. 

If that $6.5K makes the deal a loser then you have to talk with the seller and point out that isn't a closing cost like a tax stamp or recording costs or anything along those lines and see if they will still play ball. 

Unless you're playing the "sometimes it's better to ask for forgiveness later than for permission first" card.  

There may be a "path of progress" play up there near downtown Lancaster.

Homes are ever evolving in the rental market, what is included in rental price plays into the marketability a lot.

If you'd like to download it for yourself, play around with the inputs, or challenge my assumptions and model, you may do so in the BiggerPockets fileplace here:https://www.biggerpockets.com/files/user/ScottTren...Hope that helps!

When a tax-exempt entity is engaging in a business on a regular or repeated basis, and therefore competing with tax-paying businesses, there is a trust tax known as UBIT that is incurred - as a way to level the playing field.  

In all cases where real property has been heretofore, or shall be hereafter, sold on execution or in any mortgage foreclosure proceeding, the purchaser at such sale, or his successor or successors in interest, may during the year or years of redemption, in case of the expiration during such year of any insurance policy on the premises sold, pay the premium necessary to procure a renewal of such policy; and in case of any taxes or assessments being delinquent, or in case any installment of interest or principal upon any prior or superior mortgage shall be due or become due during such period of redemption, the purchaser may pay the same when or after due, and in all such cases, the amount so paid, with interest thereon, shall be and constitute a part of the sum necessary to be paid for the redemption from such sale.Disclaimer: I am not an attorney nor do I play one on TV.

The one stand alone one makes $75/month but it is a pure appreciation play.

I would not worry much about enforcement, use a google number, and play along.