I deal with them all the time", so with that said, I will study them more before I jump in.

This particular "student" uses my spreadsheet which does budget for outside bookkeeping per property ($50 / month + tax prep) and 1 eviction per year, which ideally would not happen.  

Yep, ideally it would be great if the tax payers paid for all her rent.

All of these also create a need for workers and many of these fit the target demographic of the ideal renter.If you are looking at the greater Kansas City area for investment purposes, this is an area that deserves attention and will not require that you wait 10 years while the area improves.Happy hunting.Paul Higbie

So that is not ideal and unchangeable. 

And, ideally, I would actually get it under contract for closer to $70k to leave more room for profit for the investor. 

Not ideal since that's another 30 days at least before I can close but I'm confident I'd get a better appraisal/offer.So, do any of you guys see anything I've missed?

Since other work is getting done its ideal time to convert, shouldn't cost more than 8k A/C included

If you are able to find a tenant who is staying there for the long haul and not a nuisance to deal with that would be the ideal choice.If you really feel that you priced it way too low, then I would suggest maybe telling everyone that the unit is no longer available for some reason (construction, re-evaluation of the property, upgrades, etc). then repost it at a higher price and redo the whole screening process.  

I never see them anywhere in the USA, but they seem like an ideal solution.