the necessary repairs are as follows:  water heater missing, furnace looks old. paint all rooms, new flooring needed in most rooms, ( something i can do myself), recondition kitchen, replace entry doors. the house already has a newer roof and newer vinyl siding, virtually no work necessary on the outside. given my rehab skills, nothing will need to be contracted out, so i am able to save a tremendous amount of money on the rehab, which is why the following rehab number is so low.

Just make sure you're extremely realistic when estimating the rehab costs.  

That will be extremely difficult in a SFH. 

All the information was extremely helpful.

Its extremely important as without that support it will be hard to stay motivated especially in tough times.

I am looking at two low income properties and just trying to thing of all the worst cases.

I approached a hard money lender - but again - my score is too low.

The Realtor said she would be happy to show any offer (If I did, it would be very low).  

They are asking 180k which I think thEy will take less....wondering how low should I offer, how to present with showing them why I think so low....PLEASE ADVISE!!!!

Do you have any tips for a low capital house flipper ?