You don't want to gamble all your money away on your first flip and potentially lose it without an income stream. 

And I said okay and everything, so now I'm not sure what to think.Am I suppose to say "Hey lady, you dont wanna mess with no realtor. we should just make a deal between ourselves."

This lady didn't really understand Airbnb and would take awhile to get up to speed on refreshing toilet paper, candy bowl, etc.Kleenerly, an Airbnb service, is $110 for this house.  

I tried to call the bureau but the lady said she said they usually don't do that and it may be the school district that cancelled it but I keep getting I answer.

You may have been lucky to do the napkin approach on your first two but I certainly would not gamble the rest of my investment career on that approach, itbwont be long before you run into a large mistake.Properties with 5 or more units moves you into the "commercial" financing realm of the business and that is where the switch from comparable to income approach valuations changes.

Honestly I do have another tenant that is also qualified to choose from, but this lady applied first and as I was mentally going thru my options this question came up!.

It's not a big town, so the lady answering the phone is the same every time and does not seem to care.  

Managing the cleaning lady and website was nowhere near a passive activity.  

The lady who owns the home called me and really wants to sell me the home.

The lady I spoke to (the grand daughter) said her grandma just wants to sell for what they owe, which is around $171K according to her.