WE do include fees for removal of personal items, including excess trash. 

They get them lined up and collect those fees then its debt deny deny , next !!

I myself am not. and most flippers are not GC's  so all of us non GC's need the developers license.. now there is no test just pay the fee. you must have proof of insurance and a 50k bond.. the bond and insurance for those that have little to no money or bad credit can be a stumbling block.

Account Closed $60,000 loan in Michigan usually doesn’t fail the points and fees test so I am very surprised you are having such an issue. 

Sometimes the HOA fees (essential the same as our Body Corporate fees for units here in Oz) can be very high and out weigh any cashflow benefit of the rent.Getting funding can certainly be harder but not impossible. 

On top of that, the legal fees and time it takes to clear the property... 

The question is where the report states combined loan to value 89% and estimated equity $10,128, is that based on when the mortgage was taken out or is that updated based on the amount of the loan that remains unpaid + associated fees?

I will need to talk to a lender for 90,000 just to be safe and homes similar to this in a 10 block radius are all listed at 120,000 and above, if I could shoot for 120,000 (depending on what all I have to do) which is a 30,000 profit bet in actuality I estimate 20,000 with taxes and closing cost and any other hidden fees.

I notice these folks conveniently ignore what can go wrong when Bob pays your lease option fee, first month, and security, then loses his job 12 months later.  

HOA fees can have huge ranges, properties taxes can have huge ranges and can reassess after purchase, many FL properties are located in flood zones which can require expensive flood insurance.