I've looked at a number of properties lately where part of the value add is to improve amenities while also upgrading interior units.  A key and feasible amenity that seems to be missing from older properties are pack...

I use a sensitivity analysis as well in my pro forma so I can tell how aggressive I can get or how bad can things get before I consider it a bad deal or lose money.Can't say I haven't lost out on deals just bc of speed... one time I couldn't get a hold of my partner for an hour to decide what entity to submit the offer or hold title in and when I call back the listing agent they had literally just taken another offer.

How's the equipment?

Quality time together and still getting things done.

That's not bad, considering I don't like the property and there is a lot of upcoming work that will be required on it in a few months when the tenants leases are up... 

I have 3 small kids, no money, bad credit, but I am determined to flip a house.

Some investors use rent to own as a means to get higher quality tenants....   

(keep in mind the bad areas you might have problems with break-ins and squatters. )

I would rent to them indefinitely if they turn up being cool though.My big concern is with foster children if things landlord tenant relationship are bad with them in the house and I do issue a notice of non-renewal what would be the likelihood of an eviction if they refuse to leave. 

If you "tell little white lies" there's a reasonable chance people will find out anyway, then you'll REALLY look bad!