So glad you've already plugged into the Bigger Pockets podcast - that was a huge source of education for me when I first started.If you haven't already, I would recommend finding a real estate agent that you trust, and also start talking to lenders (banks, mortgage brokers, credit unions, etc.)

Everything from near gut rehab to turn key.

its a great source of information, other posts, books, blogs, podcasts and the Opportunity is endless!

I'm fairly certain this is how the major list providers (ie list source etc) source their information. 

Their real value as I see it is their likely buyers list, funding sources, and networking capabilities.

I don’t know what condition the rental will be once I get keys and I can’t just be in a rush to fix things just in case that minor fix turns into a bigger problem or my rush job turns into a slop. 

Every median I have seen and paid for to generate motivate sellers was a good source. 

Unless you are planning on using this property as a source of income right away you could also consider paying her off with 100% of the cash-flow unit your debt to her is paid off, then you wouldn't necessarily need to refi, unless you wanted to pull money out to reinvest.

The key thing here though, is they also requested a jury trial.

Here is my thinking, You can get most of the cash out 70% of 445 = 60k out (less other mortgage).Here is the key - depreciation on 333k (assume 25% for land) will get you about 12k a year off you taxes plus the tax and mortgage interest.