If the issues seem overwhelming and beyond your comfort level, it might be wise to pass on this property and look for a newer one that aligns better with your experience and budget.

Feel free to reach out.

And also the risk that may be associated with not having experience in this business handling a refurbish and bringing a property up to stabilization.

It’s good to know your thoughts looking back on your personal experience.  20% sounds good if the lender doesn’t charge more for that. 

So I had a few questions to see if any of you had a similar experience and what you all have done/learned.First, besides what I put into the unit (25K) is there anything else I can write off?

@Ben Oestrike   Since you've noted this would be a PA Sheriff Sale situation and with my limited experience and @Jay Hinrichs very extensive experience, we've both noted an experienced lender is very unlikely to provide funds for a purchase.   

Initially I listed for free on Zillow4 days ago paid flat fee MLS to list on MLS and have zero leads from there

Also for those with section 8 experience, how much work is usually needed to pass inspection, how long is the property usually vacant for and where can I find assistance for the steps along the way and all the paperwork.  

I offered them 5K relo, last month's rent free, and deposit if they move out by Dec 1st.

In my experience, odds of collecting are about 25%.