In PA, the broker/PM holds the deposit in escrow at a named financial institution and has under PA L/T laws 30 days after move out/possession to send detailed report of damages and balance of deposit check (or notice of amount due) to the tenant.Second:  whether or not the PM notified the tenant(s) is open to debate, "he said-she said". 

what amount of leverage is included?

The counties state that you have to disclose where the overage is and the exact amount, and that they do not need you to act as their agent, thus rendering you useless to the former homeowner.

The Seller's got a contract signed with a foundation repair company with a guarantied quote, then wrote us a check for the amount needed.

A water heater or furnace in a $690/month rental would cost you the same as a water heater or furnace in a $1,300/month rental, yet the amount allocated for reserves using percentages will be significantly different. 

I wanted to refinance with a hard money lender but the the amount of the rental was too low to qualify.

An amount sent via email in a spreadsheet, 2 days after the date we agreed I would receive payment, was equal to 12% of the net profits...Vastly different from the 60% split I was anticipating after rehabbing, managing and selling the property...This calculation included doubled the closing costs, recouping revenue and expenses that were already subtracted from the HUD/CD.

I'm not sure what amount of cash flow, COC return or other measure that I should target in my offer?

@John Lee It starts at 63% then bumps to 100% after you do a certain amount of business (resetting annually), depending on the location.

You will most likely require minimum 20% down.There are ways to do no/low money down but it is very risky and 10X the amount of work to succeed.