.: avoid posting price, avoid posting pictures, ARV's, and repairs.

From the seller, definitely get history, insurance, tax info, any planned special assessments, major repairs, any warranties (foundation, waterproofing, roofing, etc), a copy of all leases to review as part of a formal accepted offer, etc. 

In the old tax system, my understanding was that home repair expenses could not be declared until the property is actually rented.

@Christopher PhillipsThe wholesaler sold this house 1.5 yrs ago, I saw the inspection report from then and as stated the wholesaler is a general contractor also and shared with me his inspection report of repairs made when current owner purchased, I feel comfortable that I've waived the inspection.The thought of a Lawyer has been thought of but would the lawyer need to be in the state of purchase or where I reside?

In the meantime we are still repairing credit from an injury that took a toll on our income.I would love some advice from some more experienced investors on the best use of this small amount of cash that we Will be coming into in the next month.

When I run my analysis with 5% vacancy, 5% capex, 5% repairs, 10% management and 6% property taxes I'm showing $2600 in monthly expenses before any kind of financing. 

That repair will cost around 4,300.

You need to factor in these repair/maintenance numbers into your evaluation.Is it gated?

(Commissions are negotiated).I’ve had trouble getting my investor buyers showings on commercial properties because agents can want both sides and simply make property showings hard.If you have a trusted friend who is an agent in the business he or she can help negotiate for you especially if you need to ask for repairs or get out of the deal

A few repairs and a good pressure washing and this puppy is ready to have a tenant move in.