I'm sure a first floor apartment would be a better match for her.

I've debated just focusing on one or two areas of work like flooring and painting, and demo perhaps and then hiring out the rest of the work.

Also when I looked at the photos of the place and read the agent comments the $7K in rehab number seems low too, it looks like the family room or living room is missing flooring and the kitchen and one bath could use some love.Overall your analysis seemed very close to me but would love to here other member's opinions!

I want to work, study, and enjoy the city so I’ll never be home but I do want a clean place with 1 garage port or at least a driveway. 4bed and 3 bath enough for 3 other tenants .

that may stay longer than 1 year.can off load expenses (mowing the lawn, carpet cleaning, etc.) 

Now that I'm thinking about it I would think there's a way to shut off the heat to the 2nd floor unit and install electric baseboard heaters in each room. 

., increased per sq foot cost on flooring.

All windows are shut and she lives on the second floor.

For instance, cut tile earlier in the evening and separate into several evenings or do the whole floor on a weekend day.

A duplex apartment (2 Floor) could cost over $900,000.