I am exiting my portfolio - so this is based on the proposed sale price and hard money loan... 

Find out what is realistic, what fires you up and formulate a strategy based on the resources you already have. 

Or the other likely problem - negative cash flow (the income projections aren't addressed here, and it seems highly likely based on the financing.)  

We've touched on this prior to the 'settlement' that today lenders essentially allow the real estate commissions to be rolled into the buyer's transaction by appraising for a price sufficient to cover the RE fees.

Seller is going through foreclosure process ARV: $225k-255k, based on conservative comps (A buyer had put in an offer for 235k before backing out after inspection)Capital I have to work with: $35,000Rental Estimate: $1,750/mo.

RE markets are efficient and based on numerous criteria. 

If she really believes there is an environmental based illness, she should move asap.

Do you think it's crucial to have these ready based on your experience? 

People find their niche based on the resources they have, where they live or have connections, their stage in life, goals, risk tolerance, personality . . .

Back then I really wanted to invest into real estate and I did value the knowledge of experts but the sales pitch made me think that my upfront 20k sacrifice would be repaid in a sequential frequency of wholesale deals based on claims of previous students with successful deals, thus reasoning it sequentially.