Few hundred box don’t worry me at all, I paid them about 10k with just doing minor no value added work.

. - 1250 sq ft- list price of $175000- $153000 ARV- $60000 Rehab costs- MLS- my calc purchase price is a max of $45KRepairs would include roof, sub floor, floors, bathroom, kitchens, pet odors (snakes, birds, dogs and so on), front porch, back porch, mold, electrical etc... possible meth users.As this is a wholesale deal, my end goal is to wholesale the house a walk away with a check but leave plenty of meat on the bone for the rehabber.  

In the past, I've paid buy side commissions for the agent that found the deals for me (they were off market and the commission flowed down to me at closing). 

The tenant is aware of the situation but is still freaking out and screaming saying they will not pay rent until it gets fixed and it is unacceptable that they have to wait so long and they don’t cook with the microwave.

Housing owned by private clubs or religious organizations that restrict occupancy in housing units to their members.Second item covering their protections: the law states that the landlord needs to make "reasonable accommodations".I already own 2 small dogs, which puts me at the limit for animals allowed under my HOA.

I did some research for the Anchorage market and it seems, for me at least, I'd need to invest in a lower class neighborhood (mtn view, etc) to cash flow. 

It’s cheaper than hotel rooms, and you can cook.  

We were looking at Calumet City which I see is in Cooks County, so good to know about the tenant laws there.

-- The markets you've laid out (for good reason, they've got some good meat on the bones) have been increasingly targeted by every Tom, Dick, and Harry LLC with money to redeploy for the past 2-3 years and any agent that understands investing will have been approached by an average of 1 investor per week. 

As a landlord, it puts me at too much risk of the arbitrage broker just skipping out when things get hard.