Was the 13k including closing costs and all?

Unless you wear a red suit, have a white beard and collect your rents in a sleigh, that doesn't sound like smart business to me.

And is this the Total that I heard someone mention that the Closing Costs on a HML they aquired was $6,000 on an All-In cost of $100,000 So did this $6,000 likely include all the Points and Interest Rate via the HML ?

I notice that BP excellent calculators don't include that into their calculations. 

Also the realtor said I could only do a cash offer or use a construction loan, is that a red flag?

Here is what it says in the faqDo you fund the repair cost  Yes, we specialize in Fix/Flip lending that includes Repair Costs.

Everything was done top to bottom including driveway.here are some pics of the other 2 bathroomsmasterbathhalf bath

Chris - Agree with the 10% vacancy, just didn't include that much detail.

It is a Co Op there is no HOA however there is a recurring monthly maintenance fee of $287 per month, the co-op shares which are based on the price of selected lot or home sites current pricing is set at $20,000 per lot, the homes are manufactured or mobile homes new ones start at $100K .......the $28K she is asking for includes both the co op share/lot and home.

What if they have terrible landlord references or a criminal background that includes legally deniable crimes?