Remember that hard-money loans typically charge significantly higher interest than a regular 30-year conventional loan, and they'll typically charge up-front points and fees as well (which I don't see in your budget).Your time budget for this rehab is 2 months. 

Try sending your students health treats before finals (like protein bars - not sugar or candy). 

Car payments, insurance, repairs, some restaurant meals, and even health-club memberships are company expenses.

Car payments, insurance, repairs, some restaurant meals, and even health-club memberships are company expenses.

We're real estate friends... hang out at meetups, text and talk regularly, etc.

Local REIA- (Real estate investing association) Every State has a variety of REIAs- pick one and start going regularly.

Also I require a note from the vet (cats on health, dogs on violence risk).

If you want the property to be appraised according to its ability to produce income, they might decide to use their regular criteria for income-producing properties. 

It needs work that she can't afford to put into it and most likely wouldn't sell to a regular individual.

We've been real estate investing part time while we still maintain our regular non-real estate jobs.Since about June we've been working on wholesaling our first deal.