I had figured the following expenses: vacancy/credit (8%), Property Management (8%), Property Taxes (4%), Insurance (3%), CapEx (10%), and Repairs (5%).

In order to know if the property you are considering is a good deal, you will need to know the neighborhood, the comps, the amount of repairs needed and their costs, the amount you can rent it for, the financing you have available, etc.

The owner is currently in the process of updating and repairing the home herself.  

., repairs & maint., plus a satisfactory profit, then go for it

I've had a rough time trying to find a gutter repair company that does work in Little Village.

Not necessarily depending on the repair but if they can't give a quote then you probably shouldn't hire them, if they need a day or so to do some research that would probably be fine

Water usage and visual inspections during repairs support the tenants claim of just themselves and their own children. 

Which means it needs a lot of repairs, maybe as much as $30k or more, including new roof at maybe 10k.

I have done flips before and will continue if it is the best option.For example, bought a condo for $32k in Las Vegas that need about $15k repairs.

If it needs repairs or rehab you might be able to hire a project manager and communicate with them over the phone daily.