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And is this the Total that I heard someone mention that the Closing Costs on a HML they aquired was $6,000 on an All-In cost of $100,000 So did this $6,000 likely include all the Points and Interest Rate via the HML ?

I notice that BP excellent calculators don't include that into their calculations. 

Here is what it says in the faqDo you fund the repair cost  Yes, we specialize in Fix/Flip lending that includes Repair Costs.

Everything was done top to bottom including driveway.here are some pics of the other 2 bathroomsmasterbathhalf bath

Chris - Agree with the 10% vacancy, just didn't include that much detail.

It is a Co Op there is no HOA however there is a recurring monthly maintenance fee of $287 per month, the co-op shares which are based on the price of selected lot or home sites current pricing is set at $20,000 per lot, the homes are manufactured or mobile homes new ones start at $100K .......the $28K she is asking for includes both the co op share/lot and home.

What if they have terrible landlord references or a criminal background that includes legally deniable crimes?

My concerns would include 1) crime, 2) proximity of other buildings you don't control, 3) (local) apartment supply analysis, 4) scope of capital requirements, 5) rehab grants/funding, if any, available 6) loss run report @Patrick Madigan I am in the Fuquay area for about a week and would take you up on visiting the property if this Friday or Monday next week....

Part of that involvement in RE includes me learning the business from the inside out while becoming a successful agent along the way.