I attempted to join several rehab crews but was turned down every time for the fact that I am a woman.

If you’re simply originating and purchasing loans and doing your own doc prep, E&O insurance might be a good option.  

You can attempt to send her the bill, but the contractor won't chase after her for their money.

I have had a few others attempt but no succeed..so now I usually wont buy a occupied house if I can at all avoid it..

And it publicly tests your dogma.There are a lot larger benefits to being active on BP than simply reading posts and gaining knowledge.

Since my viewing is tomorrow I suppose my goal tomorrow will be to simply walk around the property,take really good pictures, build rapport with seller (it’s not the actual homeowner but an acquisition specialist that is doing the viewing with me), and take lots of good notes about repairs as I can.

Given you have three, if I were you, I’d have a professional give my financials a once over to be sure there’s nothing I’m missing or simply unaware of.I’m sure you can get tons more feedback on this, but deduct, deduct, deduct...Knowing and taking advantage of deductions can save so much of your money from Uncle Sam.

As a new user of these calculators I have to profess some of my own confusion on the output - so admittedly I did some tweaking in an attempt to better understand the results.

Are you simply observing things from afar now, or have your aspirations to invest in real estate returned? 

. - Just FYI, the lender we refer clients to does a "Desktop Pre-Approval"  which simply means they pre approve you once all your documents and necessary paperwork has been submitted to them.