We talked about going to home depot to get parts, driving over to show units,  and getting into an accident  while managing my units  - this is not comparable to the Uber or the pizza delivery boy above.

In that case I could just find a comparable unit, rent it and come out ahead.

I strongly suggest you figure out these goals prior to purchasing anything if you haven't done so already. 

Sounds like in Hindsight she probably needed a structural engineer to inspect this prior to buying.. a full home inspection may have caught it but if the beams were not exposed they may have missed that as well.WE have at least in markets with very rigid inspections BEEN WHERE SHE IS .. 

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

We should have lunch sometime and compare notes.

If the deal has enough equity the lender will pay for the repairs and you can sell it for the comparable properties in the area if the market has the demand.

I went to the property 2 times prior to auction day and it was vacant.

That’s nothing compared to advanced thermodynamics lol.

She owns the property and actually built it years ago so I have no idea of a purchase price it was last appraised at about 93k in 2016 so again assuming after repairs compared to similar homes in 2 mike radius it should appraise for about 100k now.