If after that deduction, and all other deductions you still have cash flow, which is unlikely, it is a candidate for hold however based on your description of the handy work I would guess it to be a maintenance pig that you would be safer to unload now and move on to other endeavors that will have a better chance of being positive cash flow. 

For instance if you have agreed on a sales price of $200,000....see then if the seller is willing to adjust and go for a deal of $206,000 with a $6,000 seller subsidy.

Jazz - make the sale contingent upon rent being paid or them moving out.MichaelIf you have an attorney, and you should have, check with him/her.

Realistically you could whole sale this deal for $100K to a seasoned investor.

For this type of sale, the focus is on the quality of the property, the history of the current tenants, and the numbers.

It unlikely calls for a closing/sale without substantial completion, and the bank shouldn't have an issue with funding with a typical "punch list",  perhaps holding back a few grand.  

Some people think for sale signs make their neighborhoods look bad.

Is there a lender out there that lends in PA and allows payback of the interest, principal and points after the sale of my flip?

to be honest, i would just not tell them what your after.. i have been scouting out brokers since i just passed my state exam here in Florida and i have found that many agents in the office are only part time or still have their license at the office, but after a few months found no success and had to get another job in hopes of coming back and never did.. so many agents according to the brokers ive talked to had many agents with 0 sales for the entire year.. your an independent contractor to them, they cant force you to bring them business.. they make money no matter what way you find houses using their office...

Sheriff sale is slower paced, but often very difficult to hear or know what property is being auctioned.