Working with investors is a huge waste of time: first 20-30 houses might be easy just educational about area or even about condition of the property. 

The numbers seem to make sense to me, but the unknown insurance increases and difficultly I'll have in eventually selling it gives me some nerves.  

Your PM needs to have an excellent reputation and ability to get quality tenants and retain quality tenants, raising rents (nuisance increases yearly).Some people on BP have reached out to me and are on their 2nd or 3rd PM after 1 or 2 years of ownership. 

A little about the market conditions which are rather unique. 

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The main reason I would want to do this would to just increase my cash pool so I can invest in larger complexes with better returns.

Any recommendations on any conditions/contingencies to include in the offer?

I really wanted to do fix and flips or BRRR strategy (depending on exit conditions after updates), but the agent I'm working with seems pretty skeptical on it.

The short story is that my ex-tenant owes a bunch of money and when it comes time for court, I intend to explain this to the judge and ask if I can increase what is owed.  

My approach is:Carpet only (low profile) on the stairs, primarily for ease of installation and safety of residents,Leave Linoleum in place in kitchen and bathrooms since it is in good condition without teas or peel off,LVP in the rest of the house (bedrooms, hallways, living room, dining room, family room, totaling about 1,600 sq ft) for its semi waterproof qualities.