If the inspector gets out there and there's active termites, which they should tell you or your agent, you can likely add on the termite letter then (assuming they're an inspector who does the termite inspection as well).If you suspect other issues (ex: foundation), get the ball rolling on getting someone out for an estimate on repairs ASAP, so you have an idea what you're working with.

Being there's 1 vacant unit basically kills my cash flow until I get it rented( estimate 3-4 weeks to fill).

Utilities are estimated to be $100 per bedroom per month.

Annual rent ( Rent paid by current tenant and rent paid by myself while living in vacant unit) - Estimated Operating expenses (prop taxes, insurance, utilities not paid by tenants, R&M, etc) - Annual debt service on 1st mortgage loan - interest for the private party loan = what’s left over for investorThat’s the easy part.The exit value will be much tougher to estimate and will be dependent on where you think property prices will be at the time you plan on moving out.

You said you estimated $100-200k in rehab (where di that number come from?)

Even if you want to be on the money side of things, you will learn so much about estimating, the right way to do things, the places trades try to shortcut, rehab costs, etc. 

She has been sitting on the unit for over 200 days, paying an estimated $1k a month in HOA fees and other expenses. 

Now I understand roughly how much a property will cash flow when I use it in conjunction with rentometer.com, Zillow rent estimates and Craigslist.Building relationships is an extreme necessary in this tutorial.This is the most difficult if you’re afraid to talk to people, but something that MUST be overcome if you wish to be successful.  

SWAG'ing, lets say you did 1500 sqft units so 6000 sqft with a $200/sqft broad estimate for construction-only (probably too low with covid material pricing and usually for single family), that's $1.2M. 

This is important because although you can refinance prior to that period they would base the numbers on the original purchase price plus verifiable repairs as opposed to the new appraised value (Estimated ARV) which kind of defeats the purpose of using the BRRRR method.