But 99% of folks here strictly look at numbers and never realize why numbers fit even in such financial environments.There's moderate demand for rentals, no reason to pause or concern yourself on why it's vacant.

Even if the property were absolutely unique, there are still methods for valuing property that a REALTOR or appraiser can help with. 

Which, being prudent even then I put aside for any emergency repairs that may come up. 

We use 50 foot at the front and back for turn arounds even though setbacks can be less. 

I couldn't even stay in my own home bc of this risk. 

$50k is not enough to make alternative financing work because even at an embarrassing interest rate the investor will only make a few thousand - not enough to justify the time, document prep, risk assessment etc.I'd suggest that you get a realtor to put up the money, take a mortgage plus a few points of the selling price.

If I sign one of these contracts to get the rehab done and then rent my place out, does that cancel the contract or will I be stuck paying for electricity for a year even after my future tenant moves in?

I don't even like flat on the ceilings hardly.  

even though you might walk with $295k in cash. 

Title (a deed) doesn't even describe the improvements.