I practiced analyzing this home (it went into contingency a few hours after my analysis) but I wanted to make sure I am on the right track:I've created 3 spreadsheets and input these into the BP calculator to get results. 

Prices are sky high and it seems like buying at these levels would not produce much extra cash flow.2) How difficult is it to invest out of state? 

I know this is ideal result only if the tenant will not break the lease.

Result - a labor shortage in the trades.

Also keep in mind that flipping is considered an active business, and as a result any profits you will make from the flip inside of your 401k will subject your 401k to UBIT.If you did this deal in your 401k you would not be allowed to be an agent in this transaction.

Doing another now should be the same results.

It is overwhelming as there are so many and each one touts the best results.  

It is something that may have different results at different times. 

There is a clause that basically says " any delays that are caused by the customer or any other contractor on the job resulting in loss of time or delays or damage will be billed as an additional cost to the customer at XXXX  $ per man hour plus materials .  

Then show her the results.