For rental condition, make sure everything is clean and functional (and safe) and has amenities similar to those in your area and price range.... no need to make it look like HGTV after shots...Some of these items you list sound cosmetic and it may fair well in your rental market as is or with just some minor fixes (again, I would look at similar units for rent (not sale) in the area to get an idea if formica and older carpet is the norm in your area and price range...)And I would simply look at temporarily blocking off or restricting the fireplace use, clean the carpet, tack on the molding.

If you hold your license simply to invest, then you may want to go to a flat fee broker where you just pay a certain dollar amount per transaction.

My experience with realtors is they do not understand what investors need, unless i simply have not found the right ones. any help, suggestions, guidance is appreciated. 

Hi BP members,I found a burned down house (big hole on the roof, broken windows, and it has been abandoned for a year or longer according to the neighbor) and surprisingly, someone mowed the lawn because it looked neat.I estimated the ARV around $110K to 120K.  

I simply say "I could pay you a little more if I could pay over time." 

My numbers are run with an FHA loan that considers factors Is the 50% rule too conservative, or are there simply not good buys right now in Chicago.

I'm finally at the point where I feel it's necessary to simply jump in the deep end and go for it.  

It is simply time and sifting through 5000 properties is something I may not have time to do well however the VA idea is an option! 

Or is this a waiver I can simply add in to the lease if they get injured using the weighs?  

You should simply be looking for what is a "good deal" now.