1st time flippers should really be saving up enough money to knock their first project out cash.

I just needed someone like you to knock the glasses off and get me back to reality. 

Do I need to knock on doors? 

Also, will you be doing any additional work on the house that is going; I’m curious why you are worried about the garage, as inspectors don’t just knock on doors looking to inspect things (unless they get complaints of un-permitted work being preformed)You can typically get away with existing non-conforming work anyways unless you start building ‘on top of it’ in which case you may have to bring up to code (this is why you never want to completely tear down a non-conforming garage for example; as you can typically use the foundation to rebuild, even if it isn’t within site setbacks, which many aren’t)

I've never had a court eviction (knock on wood)

To be honest I don’t knowI have always looked in awe at the flip TV shows and thought wow that must be expensive to knock out a 10 or 15’ wall.  

Knocking your condition from Superior to Fair or something like that might help for a few percentage points.Hope this helps and let us know if you are successful.

NOI is 31,107 or negative 7k/yr.So, either knock the price down to something reasonable or walk. 

One of my criteria is to buy where you would feel comfortable with your wife going to knock on the door to collect rent after work when it is dark?   

Never had a problem yet (knock on wood).