@Brandon Kegarise - this is a pretty straight forward BRRR sounds like - you'll be into it for 77k w/ an ARV of 105k, but only owe about 30k - you'll need to pay off the owner to pull any cash out, find a lender that will do a cash out refinance - it'll pay off your current seller mortgage (hopefully you don't have any pre-payment penalties) - you should be able to pay them off and pull out a good chunk of your cash.

@Joshua Walker I don't see the BRRRR report... just the straight purchase one. 

LLong post ahead.

After deciding I will go ahead and sign a 2 year lease she said the property owner can't offer that and not only do I still have to pay $2,350 but I cant do a year lease only 5 months or a year and half.

Just a heads up, this is definitely a seller's market, and these smaller (2-4 unit) properties are not valued the same way 50+ unit complexes are. 

I'm going to get a CPA for sure for next year just to get everything straight.

You might still be able to salvage at least a break-even if not a profit, but you'll need to bring it all to a head sooner rather than later.

Your situation seems pretty straight forward (no rehab on settlement statement) so the delayed finance is fairly easy and I think most lenders will be comfortable with it. 

So now no proof of changeover = no keys.The tenants know about this before hand so we encourage to make sure this gets accomplished far enough ahead of time to be done by move in day. ie, if the move in day is on a Monday, don't expect to arrange to have them switched over on Sunday.

This is one of the biggest ripoffs n DIY painting (like practically every Zinsser product aimed at the DIY market) because straight dewaxed shellac outperforms it for 1/2 the price -- all you need to do is paint three coats of paint over the shellac instead of two.