THE DEAL (this is where the SWAT team comes in):So the house I'm looking at is a single-story, single-family home in a B/B+ neigborhood with 4 bedrooms, 2 bathrooms, and 1700 square feet. 

Depends what the intent of the property is - if you are going to flip it, will go on your balance sheet as inventory and any costs associated with improving or rehabbing the property will be capitalized to the cost basis of the house (roof, walls, bathroom, etc).

Although it is possible they want to use the bathroom, freshen up, change clothes, etc

Purchase price: $45,000 Cash invested: $9,800 Wholesale property, 5 bedrooms, 2 bathrooms.

lying realtors and bad existing tenants aside, 1 bathroom in a 3 bedroom house is a limiting factor if your hopes were to attract better tenants then the ones in there.

Have you allocated enough monthly CapEx for HVAC, paint, carpet, bathrooms, plumbing, appliances, etc?  

HVAC, roof, bathroom remodels, square footage additions, etc.

Rehabbed Kitchen, bathroom and repainted entire inside and out of home.

1) The garage was big enough to add another room w/ bathroom. 2) The house had not been updated since it was built.

Does having NO 1/2 bathroom on main level a turn off for buyers/renters?