Will you have any rehab to do other than routine turnover? 

That's cosmetic.

Also in a joint spousal judgment check each spouse separately to see if they have any form of Lis Pendens, Liens and Judgements in their individual names.This seems like a lot of work, but once you get into it and get a routine going its reasonably quick and simple.Of course there are some extra complexities and anomalies to it that would fill an eBook but in the end only practice will get you to understand these.I would do a few test runs yourself and then buy a Title Report for $50 and match your findings against the report, this way if you have made any mistakes you will be able to back track and pick these up and get an understanding of where you went wrong, if at all :)

In order for me to get to a number that made sense, I had to move in for a year so that I could take advantage of a lower down payment and interest rate.I routinely troll the MLS, but similar to you, there haven't been very many deals that make sense over the last 1+ years; I am only considering properties that don't require major surgery. 

Cosmetic repairs only and add HVAC unit.

I’d anticipate purchasing the fixer up for between 70-85k putting a financed 40-45k worth of renovations into it (ideally only cosmetic; flooring, knocking out walls for open concept kitchen, new windows, doors, bathroom update and possible addition of a bathroom, recessed lighting, minimal landscaping and hvac if necessary) in an effort to sell no less than 150k.

What does your morning routine look like?

Goal is to upgrade kitchen, bath, add a bath and other small cosmetics for an ARV of 250k.

I am not worried about finding a home that needs a little cosmetic work or even something like a roof. 

It was mostly a cosmetic renovation.Link to pictures https://properties.myhouselens...How did you find this deal and how did you negotiate it?