While foreclosure is not completely out of the picture here it doesn't seem likely.  

The house would make a good long term rental at best so you can put in a cheaper kitchen and bathroom from Home Depot rather than expensive custom work.I wouldn't offer more than 225k for the first offer and not surpass 230k on the expected counter offer.

I've downloaded and customized the forms and am actively trying to make a plan based on the activities outlined in the book.I currently have partners in my flipping business, one of which takes the main role of determining WHAT to do (SOW) for the house. 

Ask me how I know this....2) the hardware at ikea for cabinets (drawer pulls, etc) is not the best, and needs some patience and tweaking, but can give you a really, really cool look for a lot less than custom.  3) if and when someone tears through the outer laminate (plastic) layer on them, water will destroy them in no time (think under-sink leak)

A "customer" who turned out to be another owner in the building rented the apartment via AirBnB under a false name and after being there more than 30 days gets legal possession of the rental under SF law and cannot be evicted. 

The dealer should find a customer for you quickly.

Echoing some of the earlier posters I do not see how you could acheive this rehab for $25k, but again this is just from seeing the pictures and knowing what goes into fire/water damaged properties that I have worked on in the past.  

To me, the picture becomes more clear.

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Leo had to design custom platforms, purchase and cut the lumber, take it up to the designated bedroom and build all of us new mattress supports.