I would much rather buy directly from a RE investor looking to sell rather than a regular homeowner who is not familiar with the trade.

No points, clean flat 15% no matter what not even APR. 

On your commercial property, you might need a cleaning company, a roofing company, and a lawn service too, all of which you'd be managing.I'm guessing the tenants are not Triple Net....You might ask all those folks if they know anyone who is a PM. 

Start over with a new lender (if you're working with a mortgage broker, have her start over with a new lender), two months means enough time for two clean bank statements without any crazy money movement to hit prior to closing.

I did let her know we would give her notice on showings and give her a week to clean up her place, but like I said she's not responding to any of my messages.

Flipping is a business, and when a tax-exempt entity engages in a business on a regular or repeated basis, then taxation known as UBIT applies. 

Whats your goalTo buy and hold $800 per month pn that price is great up to $80k all inOr fix and flipYou can do a "white wash"Just clean it out remove all the crap and carpets etc basically giving next investor a clean slate and buy a little bit bigger property that migjt be easier to lend onAlso look for trust deed investors that take 1st positionHard money most of the time wants at least $50k

I know investors who regularly skip cap rate valuation altogether and simply use PPU valuation because they are heavily invested and so familiar with a certain area.So the relationship between cap rate and PPU is that PPU valuation can sometimes be a quick substitute of cap rate valuation.Cheers...

Use that cash to clean up whatever needs to be cleaned up and educate however you want. 

Be willing to learn new things, especially when it comes to cleaning or fixing anything in/on/around a house or apartment.