It will have black market value ......and that may be where this is headed.... 

Add pictures of the large patio, washer/dryer and a head on shot of the driveway too, back up all the listing details you provided with pictures.

For instance if you could put new cabinet doors on instead of whole new cabinets that might be good.Any time you can add extra living space from a basement or carport (unless you need a carport to keep up with the neighborhood) that too adds value to the property.

I am not worried about a lawsuit in this instance.

For instance I’m looking at a property now that at the asking price it cash flows at like $20 which is why it’s not sold.

The framing has a short truss at the head of each staircase opening so I can't slant the headroom.

@Zach Denny that would be interesting, would be worth a try before things close again (looks like that may be where things are headed)

For instance my area really consists of about 7 small towns so every day I search the MLS to see if there’s new listings I’m interested in.

I had originally planned to BRRR it and then my realtor got in my head and we started talking flipping it. 

For instance the one I know of pre-approvers clients before they are ready to go shopping for properties.