It's all learning so this is great.As for closing costs, I put $1500 as that's what it recommends on the low side.Do you generally put 10% as a rule of thumb for Vacancy, R&M, CE, and PMFs?  

It is in a great location, and listed for an unusually low price for this area,  and it didn't even look that bad in the online photos (for a foreclosure), so I figured it must have something unusually negative about it that wasn't readily apparent, like "black mold" or whatever. 

key bank will do commercial as low as 10k

She told me in private that she bought the house with a low down payment of a "couple of thousand" and that she put in her pocket $140k.

I'm considering making a low ball offer.

Looking at listing may not need full rehab, new roof and water heater done, 3br in neighbor run 900 to 1000, rehab for low maintenance, try to buy as low as you can , look at comps, probably could go in as low as 38-42 with good agent and stress as is, maybe a few agents here to help, get one to give you good numbers not listing agent numbers , street is a nice one for area, not much back yard or parking but nice front, before you close make sure vacant  contingent, if numbers work I would do it, the are predicting an abundance of rentals avail next year with building craze but keeping expense low you should be safe, remember don't rehab as if you are living there, think durable and repaintable, number should go into systems and structure first, elect,heat,walls, windows,floors,plumbing, if you use a contractor go with one you know or work with someone in area to keep an eye on progress, good luck at least you know some of the history of the property

Go to the nearest Home Depot or Lowes 15 minutes before they open.

The most productive way believe it or not was actually just using the biggerpockets networking section.

You are virtually guaranteeing she gets a low offer.

Below are the models I’ve used (confirmed insurance and taxes with insurance quote and auditor website) at the low and high end of rents.