She agreed to take the loan today, thus giving us the time to curate title and hopefully get to closing conventionally in the next few months.Wayne, I credit your suggestion for helping us arrive at the solution. 

@Jeff Thompson you are arriving at the same conclusion as everyone else who is moving here and is thinking about combining investing and primary residence: it is a tough compromise to make, if you try to force it you end up with a not so great place to live that is also a not so great investment.While you can find an off market deal, that's a long shot.

Had a fire going the whole time so saved a ton on wood products in the dumpster.Siding removed, wrap should be arriving shortly.Garage didn't look straight originally but once breezeway gone it squares up and should be an easy frame in.Partner is a construction animal

When the sheriff arrives, the property would be vacant since I plan to do a rehab that will take a couple of months, I guess I could just shut my mouth and just let the sheriff give me access to the property.

Pre arrival checks to make sure everything is still good with the property.  

I do hire independent for my home, but we are fine if she reschedules until next week - not an option when a guest is arriving in two hours.

Only the final sale price, but you don't know how they arrived there or why.

Finishes are quite different between the two options.In this case, without additional info on how you arrived at your hold numbers regarding income, I would definatly flip this property.

Then you divide the property by 27.5 for a residential property to arrive at your annual allowable deduction.  

It is really hard to comment here as we don't know how you arrived at any of your numbers what is involved in the $30k rehab?