Also, should I paint the inside as well?

That allows you to get your reno money back out, and some cash as well on the refinance. 

Not impossible but not a model that works as easy or as well as it did years ago.

If you get a BiggerPockets Pro subscription you get access to state specific landlord forms as well as things like pet addendums.

If you can replicate that process you'll be doing very well.  

They're doing well enough to give up 20%-30% of gross and all of the cleaning fees? 

Not only is there an brain addled person, but the drug issue shows their character as well.

.- Research the Flipper:Look into the history of the flipper or the company that did the renovations to assess their reputation and track record.Be Skeptical of the Cosmetic: Look beyond the surface-level improvements to understand the true condition of the home.Taking these steps can help ensure that you are making a well-informed decision and investing in a quality home.

I’ve met her several times and she’s known me since I was young.

I'll send you a PM, but my contact info is in my signature line as well