The home will be completed in a total time of ~6 weeks, with completely new kitchen and baths, new drywall, new roof, exterior repairs to the cement, new hot water heater and new HVAC.

I would prefer to see if I can do a buy and hold with this property as opposed to a flip.

In order to CF you will have to find a property you can make better utilization than the last person, rehab units, paint exterior, landscaping, raise rents to market etc. 

Talk to your cpa.....you may want to sell the property to her for about what you expect to net after sales cost.....perhaps with 100% financing, which she would pay you when the price/mtg balance when she closes, as opposed to a simple QCD.

Re-read my post or is it something that's holding you back from going to the courthouse...I was reading the part where you said the clerk will pull that file for me to look over as opposed to me looking it over myself.

Tenant shall maintain the Premises exterior including the entire lawn, front and back free of debris so as to maintain same in a neat appearance.

If you find the right deal and operate it properly, the municipality is less of an issue as opposed to the specific neighborhood within that municipality.  

Its a 3/1 and a 2/1 with garages, fenced 1/4 acre yards, fully updated, as well as new exterior paint and a new roof.

And by light value-add, I mean standard unit renovations and some general exterior capex. 

Exterior paint was crumbling and an ugly mustard yellow.