As far as purchase price, rent, area, rehab etcIts in the Midwest.Its in a very landlord friendly stateNew roof, updated electrical, plumbing, and HVAC4 bedrooms 2 baths New 10 mil laminate flooring both bathrooms are full tile on floors and showers, all new fixturesnew kitchen cabinets, appliances, backsplash and granitefenced in backyardarea sales for this kind of house are 135k to 145k in the past 6 months in same neighborhoodPurchase Price 129kRents would be 1,100 to 1,200 a monthProperty Tax: 690 a yearAppreciation would be minute at best as it is the Midwest no ups and no downs just steady. 

Wait...so you're going to leave a black sink, black stove and stainless microwave/fridge along with that God awful tile in the kitchen?  

The cops said I was lucky , they usually dump the contents of the kitchen , all the clothing drawers , rifle thru closets .

The area is a A-B neighborhood, based on a 10 cap the price seems reasonable (comes out to 7.6 cap as is), the rents are a little low for 2 and 3 bedrooms but the kitchens and baths need updating so there is room for forced appreciation.

I have shared a before and after of our standard Kitchen cutout we use as a template for each project..Has anyone dabbed in this space and what insight can you share?

By asking if you can wholesale it says you want to pass a contract for a fee, if your intentions are something else, you can say so as you really wouldn't be wholesaling if you are simply assisting her (which, IMO, is where your duty should be).You said she had no equity, but worth 90 minus 15 is 75 and her mortgage is 70, that's 5 k in equity, settlement costs will eat that but she has equity.How did you get your rehab costs, what is really needed, I could do a modest kitchen rehab, change out all the flooring, interior paint, and do some outside work for less than 15K.

people love kitchen and bath, that's what sells/rents.  

'50%' finished permitted would mean what, finished but no walls erected creating rooms and no bath/kitchen/bedrooms?

In addition to the 1st floor of the house it had a livable area on the second floor with its own full bath, kitchen and separate entrance.

You may not have enough to do your repairs based on an Actual Cash Value basis if the kitchen that burnt was 20 years old and the insurer subtracts 30 or 40% for depreciation, for example.