And you can show them step by step what you have done, and why it did or did not work out for you..

While it may be achievable, it is always based upon "assumptions" that never work out the way you think they will.

@Craig Montesano, if you buy in a low-income borderline area, particularly the older properties that are most often found in these areas, this can certainly work out fine if you self manage and have an inexpensive handyman.

I just want everything to work out on this first one so I can get some forward momentum.

Since it sounds like you already understand the process quite well, know materials and work and can manage people, my advice is to sub the work out as soon as humanly possible money-wise.

Next time maybe you will know what to do if the numbers work out and the seller isn't a flake.

Yeah I'll suggest all of these things to her (except me taking it over subject to, unless the numbers work out).I have more detailed information.

Its a rare find for things to work out.

I'll soon have access to the MLS, but I'm not sure how things will work out if I have an offer accepted where I'm using 100% OPM, including repairs, and then try to refinance the property without having a "full time"job.

That will work out well since I am a licensed GC.