For example, paying $5K to purchase a $50K property is a lot different than paying $5K to purchase a $100K property, same is true with rehab.

Do you have any recommendations for professional but affordable gutter people in Philly?

In essence this makes every property that exists a positive cash flow investment and we can all stop wasting our time analysing properties if we place no value on our cash.To truly evaluate a income property potential if it can not produce positive cash flow with a hypothetical 100% financing it can and never will produce true positive cash flow. 

New investments by Google, Apple, Facebook and Autodesk is a true testament to the growing infrastructure here.

We own the land outright and know the true market value to be around 250K for the lot at the moment.  

Like @Michael Plante said, she's already paying maybe 6% to her listing agent, you not getting a Realtor only leaves more of that money in her agent's pocket for having an easier time negotiating with a non-professional.  

This is just one metric people use, and if you find a true value add I am not sure it is the best.

I am not sure you need a lawyer at this point, but it might be a good idea....If I were in this situation, I would immediately require that all repairs/maintenance be done by professionals only, and not by the tenant (hopefully per the lease).

I would encourage you to avoid the true C class areas.

I read that it is about $100 per sqft is it true in Denver?