Also find out if this is on city water and sewer system. 

Off market means you found it through a friend, or through a direct mail campaign or cold call.

Echoing some of the earlier posters I do not see how you could acheive this rehab for $25k, but again this is just from seeing the pictures and knowing what goes into fire/water damaged properties that I have worked on in the past.  

Recent squatter stole electric and water from neighbor - cops threw squatter out last week.

Sort of in uncharted waters.

I am having a difficult time navigating these waters as I do not want her to be taken advantage and I know that this continues to be a major issue especially in Los Angeles county (where we both live).

When I got my 2nd apartment it was because I had just bought a water bedroom set that I knew didn't fit upstairs in folks' Cape Cod.

There are taxes due of $700 and a water bill due of about $250.  

There are some costs in a SFR that can get passed to the renter, water fees, in some cases condo fees include heat (heating costs are lower when the tenant is writing the check each month vs turning up temp when it's cold outside), yard maintenance etc.

IMO I don't look at SFH with under $300 + cash flow and generally multi-units at 350 per door due to higher taxes and insurance cost as well as the added expense of Water utility monthly and higher maintenance.