Don't be afraid to participate and ask questions - everyone starts off new. 

Don't be afraid of the Metro Detroit market, personally I would be afraid of the city (there are people making a killing there, though) - there are deals to be had and a very strong network of people in the community. 

The houses that are 1k could be in a nice area but most investors that are afraid of the D just don't do the necessary leg work.

The problem is that your sister is afraid to go ahead. 

I am not afraid to hustle. 

Don't be afraid to seek out other investors if you have a great deal, especially if those investors are in your area.  

Call and get an insurance quote - your costs will be different as your operating history is different.If the Vendor or their agent continue to be lazy and not provide you with financials up-front, then I would assume they will be equally lazy during formal diligence and include a "pain in the ***" factor in my offer.I would then draft my LOI, stating that given the absence of hard data on which you could draw for analysis, you have had to make the following assumptions ... then list them out.Give yourself lots of buffer in those assumptions and don't be afraid to offer 20+% below ask.  

Make sure you take advantage of the resources available to you on this site and don't be afraid to ask questions. 

Of course they are afraid to talk, for fear of being killed. 

I did look at a cheap property this week, but I would have had to wholesale it, and that makes me nervous (afraid I'd get stuck with it).