There are many available online that are created to be very general/broad, so if you plan on going the DIY route I would say finding one of those might suit you best - I am pretty used to adjusting them significantly, so the drafts I have aren't generally applicable without adding to them.

ARV= 167,767 (I used Propstream for Comps kinda iffy because the home is 3bd 1.5 bath comps I've found are 3/2 and not within 10 years of house built in 1985)Repairs- I've estimated to be 16,200 using sq footage 1080 x $15 for moderate repairs she hasnt lived in the house since 2011 Seller has mortgage balance of $93,852I've adjusted my profit to 5k to cover mortgage however using a offer calculator these were the numbers I got:first offer 76,990 second 81,801 max 96,237Besides offering the seller a cash offer which with the first two offers wont help her any what other options should I present to this seller?

If you adjust correctly, you could end up having the same monthly payment and principle balance 3 years down the road, except that it will look like you have more equity in the property to refinance.

Eventually, federal spending or taxation will have to adjust to compensate.

The HVAC companies know about these rebates, and have adjusted their pricing accordingly, but it can still save you a little money.If it were me, and I didn't have the money to do two furnaces and two A/Cs, I'd do the two furnaces. 

., adjusting every 5 years, maybe a shorter amortization and/or balloon payment), and the mortgage may or may not be secured by a residential property.So there's unfortunately no real standard for the terms.

I re-adjusted as follows:Got an insurance quote through USAA - just shy of $83 a month.Was too late to call the city when I had a chance, but Google search shows the average water/sewer bill in Detroit was $75 (my guess) in 2016 and expected to increase by $2. 

It is literally identical to investing that money into a 5% fixed-return investment.

Purchase price 137kRepairs I Paid for 4KHard money for 11 months 14kOther holding costs 2kClosing costs with both closings 4KOption fee that came to me 4KRental income for 9 1/2 months 13kTotal invested 144kMarket value 185kLoan $129,500, 20 year commercial loan at 5.12% 5 year adjustable rate.41k in equity created with about 15k left into the property. 

From what you described, it sounds like the property could be considered a condotel and most likely is ineligible for conventional financing per FNMA or FHMLC.There are fixed rate options but ensure to compare to current ARM and see if it makes sense to refi  ARM is not a bad or risky loan, so long as you understand it’s components, i.e. caps, frequency of adjustment, index that it’s tied to, and the margin.