To help clarify I'm not expecting the seller to care are all or even know what my intentions are with the house, I don't want them paying for improvments to get me to buy the house, I want to make them on my own.

My margin here after selling/holding costs is roughly ~200k, of which I expect to spend 60k on renovations excluding the window replacement. 

( not that I'm expecting to be sue but you always should be prepared for anything)Help please!

Years ago I did some work with SaskTel downtown and there use to be a pretty good Japanese restaurant just down the street (not something I expected in the middle of the prairie).Looking at what you have posted - and with the caveat that I do not know the market in Regina {property taxes must be low} - my first question is does your figure of $1445/month include: snow removal, lawn care, maintenance reserve (~10% EGR ... which is more like $5500/yr) and property management (say 7-8%)?  

What I'd recommend is setting proper expectations.

Well that all happened faster than I expected.

You could probably push back and get that knocked down a couple hundred bucks (but I wouldn't expect it to go down to 6k)

And remember the rule of thumb: if you're not renovating your property, you should expect any rehabber to pay no more than 70% of the perceived after repair value, less any repair costs or other profit needed.

I'd add that you want to find ask about average tenant stay, and average turnover costs including expected vacancy time and repairs. 

Make sure you ask the right questions to put yourself in the best possible position and be realistic with your expectations.