This causes problems for final walk through and me ultimately moving into the side she is currently occupying.  

Move-in ready.Asking price: $99,999Best and final offer: $85,000Financing: 20-25% downTaxes: $2,627Conservative rent: $1,000/monthRepairs budget: 5%Insurance: $45/month (est.)Property Mgmt: N/A (self-performed)Based on these assumptions I am coming up with a little over 19% Cash-on-cash returns each month.Apologies if I left anything out.  

hi everyone,I am now looking for my first home (finally moving out of my parents,yay!) 

The final pictures here are before I added the edging tile to the shower.

Finally, make sure you account for any periods of vacancy when you do the numbers so any loss of come doesn't come as a surprise.

She finally very abruptly ended the call with something to the effect that she is buying the property, and they have a recorded land contract.

Throw in some damage, uncleanliness and a final utility bill that hasn't come through yet all in a 14-day deadline and that's a pain, too.  

Then, finally I would have roughly $5000 of costs in painting and carpeting. 

Hi Mike,I'm just reading this post and would love to know what you finally did?  

That, coupled with no shortage of renters (see Steve's final bullet point) should make for a great investing climate.Just my 2 cents :)