@Ashley DavisGongrats on your deal...I would say you figured out the numbers so well...dont worry about the rehab...going with 50k budget is over already, If I were you I would the same as you did ... wouldnt worry about the numbers at all.I would recommend to take an experienced investor with you when you knock on the door...try your best to get them sign a document for cash for keys along with short term lease stating the date the move out considering to include in the lease that no repairs would be done by you and they accept it in as is condition...I would definitly consult an attorney to write it up for you...try to be nice but firm with the occupant dont ever get emotional when taking to them.Good Luck

., there's no way to get the deal to work out as a rental or a flip without a huge price concession -- something they're not likely to accept. 

So I have an accepted offer on a duplex where the bottom unit is currently occupied by the seller's son, who wasn't paying any rent at the time - I knew this before I made the offer.

I'm testing the waters to see if I can practice safely in regards to maintaining my balance, learning how to manage the work load and avoiding infection.

He claims he should not be responsible and refuses to accept responsibility for remedying it on his own.

So now I’m going through the inspection time and I kinda got screwed on their counteroffer cause they accepted my price (299,000 on a 5br/2bth 3000sqft In Portland, OR) but they wanted to cut my inspection time in half from 10 to 5 days.

If/when the inspectors find problems you will need to decide if you want to try to get the seller to fix them, give you a credit or accept as is.  

That said, you can always go out and hire a lawyer to transact the property if you've already identified one and have an offer accepted. 

Weekly stays beyond 28 days and you now have yourself a regular tenant.Same applies if you initially agree to anything more than 28 days, like accepting payment for and agreeing to let them stay a month.

If you don't give the seller a chance to accept your better (for you) offer, he will never say yes to your better deal.