No big deal, I included that in the contract and then also disclosed that I was an agent acting on my own behalf.

I really like the images included at the bottom of the automatically generated expense reports. 

Currently it could be rented for 6k all included and I have told the owner that I can pay him same amount with option to purchase it within 1 year. 

Notify her that her contract is terminated for various reasons including failure to deposit your money and respond to your contacts.

Projected ARV $300-325,000Before:Wood wood everywhere!

Expenses including CapEx is at 39%

Lincolnville is way over priced now that the hipsters have discovered it and of course it was flooded during hurricane Matthew...now the city might make you bring the buildings up to code which can include lifting the houses up ....I would be very careful about any "deals" that suddenly pop up ...here is an article that explains ithttp://staugustine.com/news-local-news/2016-10-28/hurricane-repairs-st-augustine-flood-elevation-standards-could-be-concern

It is hard for young people (myself included) to get into the investing world without any experience. 

PMI, sure, why not, i would try to include it in their payments, just like the banks do.

The roof, master shower, and carpets throughout need replaced, and although the property is structurally in good shape and the AC\HEAT is in good condition, the house has never been updated to today's modern look.I want to walk away with 40,000 in cash but I am afraid that after the projected closing costs of $13000 that include the realtors $9600 commission I wont get the $40,000 because it needs a roof, shower, and carpet.