Put in 42'' shaker espresso cabinets, granite countertops, stainless steel appliances, new tile, painted the garage floor, painted the exterior of the house, painted interior, added a walk-in pantry, finished the attic space to give it a 3rd bedroom/bonus room, new tile in the bathroom, new vanity, and tons of landscaping.  

Depending on what info I can attain from the city, I'm thinking a low ball offer, all cash, with quick close may potentially float.Does anyone have any advice to offer?

So I have been finishing up this excellent book on behavioural economics called 'Predictably Irrational' and I highly recommend it if you haven't read it yet as I believe it to have excellent application to investors!

Also, we can negotiate due to owner finish selections going over schedule and weather delays.

@Amanda Hoening  I'm a proud parent who's just finishing up my MBA with a healthy amount of debt as well.

I just finished a free course he gave, It had about 56 videos that range from 2 to 30 minutes.

I just finished the book and holy moly I loved it!

Unless there is something significant I am missing I think you should do some more reading and research so you can find a project that will be both attainable and profitable for you.

It's not as easy as HGTV or the infomercials will have you believe but it will enable you to attain financial freedom if you put in the time & effort. 

I've also started taking the classes to attain my realtors license.