Your time is [or it should be] more valuable than the $75-$100 per month they will charge you to deal with everything.For me, I would buy a SFH REO in your area for under $40k and then rehab it with the other $10k [you can get more rehab money by using the in store credit cards at the big box stores - Lowes, Home Depot, Menards, etc].  

What do you think is in store for Q3?

Buy it at a pet supply or farm supply store. 

Usually I end up going with a big box store on flooring and appliances, and the GC gets everything else.

A big box store can provide exact $ numbers for your material list. 

@Padma Mody you're going to find your best prices at the big box stores like HD (Home Depot) or Lowe's.

For such a small house, I would think a shed would be a nice feature to store stuff in order to not crowd the house.  

You will find out plungers aren't at every store...  

If what you buy is not near a school, not near transportation lines, not near a hospital, not near a park, not near stores ask yourself why would someone want to buy your house especially why would they want to make an offer on it right away.

One of my first private lenders, very unassuming older gentleman working at thrift store, loaned me 20,000 on a project, later asked if I needed more, another 30,000, few month later another 50,000 over a two year period was up to 180,000.