We charge 10% and we pride ourselves on quality service.

Hey @Brad Roche - We do a significant amount of renovation loans (both Fannie May & FHA) here in Chicago and prefer the Homestyle loan only because it's less stringent on the borrow about what they have to repair, and they provide the general contractor a material draw at closing which helps the project start on the right foot.I thought the minimum down payment was 5%.

They can't assess all the subjective data like overall layout, view from the living room window, the dogs next door that bark all day, the width of doorways, size of individual rooms, quality of kitchen cabinets and appliances, etc.The best thing to do is study your market regularly.

Part of this is the quality of the house.

(Assuming quality of service doesn’t decrease.)No matter how you look at it, that is a ton of money.

Since the repairs were two owners ago, I would think the town may be a little more lenient with you.With the new kitchen and bathroom, were they existing and just got renovated or were they added on?

An eviction will make it challenging for her ever to find a quality rental in low vacancy areas.  

From there, adding discipline will get you to where you want.Instead what you're doing is advertising you have money, no knowledge and are going to have the average BP RE agent(bottom of the barrel quality) come here to promote their services with no regard. 

There were a number of issues, but the big one was a "repair" charge they lied about.

If you're planning an open house at a vacant listing, know that you've just let the general public know that it is just that - vacant.Better safe than evicting/repairing...