- Change vanities, mirrors,- Change light fixtures- Change seats- Change Shower systemIf needed - change- Treat tub - how to do this??

Went back at night and no lights on or AC running.

I got a call from a good tenant . he describes how when they start the dryer all the lights dim in the house , then they will flicker for a while .  

My point is, not to discourage you from making good estimates, but don't get too hung up on math from your desk as when you visit the property/walkthrough with a GC/inspector expectations often will change even if you spend hours calculating on your own.Good example: we entered a contract on a 950 sq. ft. property last week that appeared to be CBS from our Google streetview and based on our conversations with the seller who did not have much information as she lived out of state.  

I have a land note in Tx that came across my desk.

., new bath, new drywall, three light zones, it's not bad.

Good morning BP. was wondering if anyone could shed light on my kitchen light. one minute its working just fine, the next, it wont turn on for 3 days.

This is just what I see as a casual glance and examination.2.5% Buyer commission is a little light in my area of PA. 

For example, can I contribute my commission to closing and put down as little cash on hand as possible so that I can use other free cash for potential light touches or vacancy?

They will still be coming to you for everything that needs to be done (probably even changing a light bulb since you are right next door).I think house hacking is a great way to get into investing, but you are going to have the headaches of living next to your tenants.