At 20 I would just say she is learning (I deal a lot with college students) so become the fair and approachable  landlord.

More resources gives you more options, and ideally more profits.

I deal in the non profit sector... 

And, ideally, I would actually get it under contract for closer to $70k to leave more room for profit for the investor. 

Not ideal since that's another 30 days at least before I can close but I'm confident I'd get a better appraisal/offer.So, do any of you guys see anything I've missed?

Since other work is getting done its ideal time to convert, shouldn't cost more than 8k A/C included

If you are able to find a tenant who is staying there for the long haul and not a nuisance to deal with that would be the ideal choice.If you really feel that you priced it way too low, then I would suggest maybe telling everyone that the unit is no longer available for some reason (construction, re-evaluation of the property, upgrades, etc). then repost it at a higher price and redo the whole screening process.  

There are pockets where you can find decent homes for cash flow, but you are much better off looking at appreciation(Not ideal, but its the smile states). 

Not ideal, but it's doable.

if so, I could paint your tub for 100 years and youd be just hitting $2000 based on the way I deal with my prized investors hehe!!