She also told me NOT to call 311 because it might get back to the perps. smhI know I shouldn't make this my problem but she's a single mom with 5 kids and I can understand being a mom myself Also, she's not going anywhere, her credit is a mess and I gave her a chance even putting her into the property.

However, as much as I would love to be a full time investor, I'm too risk averse to walk away from a good paying job to take such a big chance.  

That could be a great chance to learn some new skills if you can bring others with more experience and money on board.

We're looking for properties to personally buy, but chances are there will be deals where we need to wholesale.

its a tough gig but someone with your sales background stands are far better chance of success than someone with limited to know sales background or skills.you understand working 24 / 7  nights and weekends thats what it takes to make it in this industry its not a 9 to 5

Too much stress and I want to work for myself to provide a chance to build a business me and my future wife can build together.  

As life would have it I worked all day and didn't get a chance to get an offer in on this house.

The best chance you'd have to get the answer without the hard work (at least, not the hard work I've already mentioned) would be to link up with a house flipper in your area and have them mentor you on how they estimate rehab costs.

Each piece is about 8x36 so if by chance a piece were ever ruined we could replace only that one piece. 

In doing that, you get a chance to learn from them.