I’d be careful of doing the work yourself because if the bank still thinks the contractor is doing the work, and he/she submits request for release of funds, the money goes straight to the contractor and not to you.  

I am looking for professional designs and plans to submit to the city."

Option 1 - It’s the city of Tampa, and because they submitted two sketches and it was denied over a 10 week period because of simple issues like they forgot to include a window in the plan, the attorney seems to think they send a demand letter and can then attach deadlines based on incompetence.

They probably didn't think I will do anything and submit to their demands, they were wrong and I hired an attorney who is going to take them to court over this matter and the letter from some bogus attorney.

If I know prior to submitting offer, and I would know if the seller i truthful as this is part of my 'pre-diligence' system, that tenants aren't paying, then either I make sure the cost of evictions/extra hold time are considered in PP or that property must be delivered vacant at closing. 

If your sure about the numbers you submitted and the repairs I believe I’d go for it 

Its funny though because ill offer cash when submitting offers knowing people will be more appealed but 30k more is a lot.  

I submitted a pre auction offer of 500k cash and it wasn’t accepted.

I submit that the lack of liquidity of real estate options as well as their lower volatility are their primary advantages compared to wholesaling. 

Except as otherwise provided in the Oklahoma Residential Landlord and Tenant Act, if there is a noncompliance by the tenant with the rental agreement or with Section 127 of this title which noncompliance can be remedied by repair, replacement of a damaged item, or cleaning and the tenant fails to comply as promptly as conditions require in the case of an emergency or within ten (10) days after written notice served as provided in subsection E of Section 111 of this title by the landlord specifying the breach and requiring that the tenant remedy it within that period of time, the landlord may enter the dwelling unit and cause the work to be done in a workmanlike manner and thereafter submit the itemized bill for the actual and reasonable cost or the fair and reasonable value thereof as rent on the next date rent is due, or if the rental agreement has terminated, for immediate payment.