I also noticed you didn't have water/sewer in your estimate, and who will be responsible for lawn and snow?

I do know This is a big renting area not a lot of people buying but I have notices houses are selling for 50k to 140.

3) How do I find Private Lenders in Montana, or who can legally lend in this state from their state, and who allow the property as the collateral, who also allow wraps, with them (Lenders) in the 1st position?

I'm in a position in trying to justify the low offer due to the rehab because I want to produce a higher quality product with higher income level occupants which will justify higher rent and higher margins. 

@Bryan Otteson If I want to break the contract, I have to give 120 day notice and compensate the company for any repair costs made up until that moment.

You always need to check the notice of sale to see what is required.

In essence this makes every property that exists a positive cash flow investment and we can all stop wasting our time analysing properties if we place no value on our cash.To truly evaluate a income property potential if it can not produce positive cash flow with a hypothetical 100% financing it can and never will produce true positive cash flow. 

Notice I said size of the unit, not number of people.

You refinance your existing property in order to 1) keep your existing property because of its post-refinance cash flow (this will only work if the property provides positive cash flow after paying the monthly mortgage on the refinance), and 2) cash out the equity to purchase another property. 

Landlords might also live paycheck to paycheck,, and that's not a good position to be in.