Apologies for the long rambling but wanted to give a full picture.

As for a property manager, that's a bit small for a full-time employee.

It's also very important to get a brand of boiler that has reps in the area that can do a full proper startup and programming on the system.

Knowing the market is extremely hard right now (for those not investing full time, and not coming in all cash) is this a decent enough deal?

Again, take in to account this may not be his fault and try to treat him like a human being =) You'd be surprised how many times people take their frustrations out on agents when it's their decisions on pricing or not fixing/updating!

On the resale, of the flip ....if I decide to rehab and flip it myself , I have full control of how resells it.  

Numbers show a 7% return on cash,if paid for in full. 

I have a full time job but am still making sure to keep close communication with everyone.

You may not be aware of this, but you might be eligible for truly self-directed Solo 401k plan (you need to be self-employed or own a small business w/o full time employees).

The challenge on a full rehab is knowing what you want to do, what you have to do, and what you're willing/can afford to do to get it to come out the way you need.