Good luck and let me know if I can be of further assistance.  

There is a $10,000 assist on the deal as well.

Also, the house is located in-between a brand-new, very nice apartment complex on one side, a just completed expansion of a nice assisted living facility on the other side and quality brick townhouses behind it.

As far as getting assistance setting this deal up first thing I recommend you do is get it under contract ASAP and reach out to someone with some experience to partner with.

I am originally from Italy and I have connected with investors (especially commercial) other there, but they have learned the hard way :)My suggestion is that you find an actual investor and ask to work with or for him, even as an assistant, to learn the ropes.

She has been very aggressive in trying to move out and getting her "own place" she would plan on renting out a room to assist with mortgage cost. 

or Attorney to assistment with a SWD?

The houses might not be in good condition but I was thinking I could get a FHA 203k loan built into the total loan amount and also try to get down payment assistance added to it too for a maximum loan amount of $160,000. 

@Michael Prats The best way to learn the real estate business is to get a job as an assistant to someone who is successful.  

These are assumptions, but the holding costs (taxes, insurance, utilities, financing if applicable) over the next few months combined with the selling cost (commissions, transfer tax, seller assist if you're selling to FHA buyer in a lot of cases) you're looking at about 85% of your ARV left. $90k x .85 = $76,500 - less repairs $25k= $51,000 - less acquisition $40k= $11k net profit.Consider the remaining profit you'll receive once this profit is split between partners and after taxes.I'm working on a similar deal right now and thinking that I will rent it out since the profit margin is only around $10k.