I'll be all in around 140,000,  rental market in UG for this size house is 1200-1300 a month.  

You didn't give enough information for anyone to give you much detail, such as the size of the parcel, your experience, and other things that help to narrow it down. 

Interested in buying long term rental in all areas of City and suburban areas any size 2-20 units.

The site is not just one locale (eg SoCal) but domestic continental USA, Territories and now  sprinklings of Europe too.It's hard to make a "one size fits all" response with so many jurisdictions in play.

Flip As-Is - Probably worth $140K - Estimated 40K ProfitReHab leaving same size - $20K rehab, sell for $180K. - Estimated 60K ProfitSmall addition of say 2 beds + bath (800 Sqft) - Costs undetermined - ARV Mid 200'sObviously each step requires a bit more work, but the profit also increases as well.

I can't opine on TOPA (started reading up on it when we were sizing a deal for a client in DC, but that was one deal I didn't mind losing) but as it relates to the Section 8 tenant, there seems to be a little confusion, although it might just be syntax...

First is that both the 'soft' costs of sales and the 'hard' construction costs are broken out by % so they are easily compared to houses of different sizes and price ranges.

This is not a one size fits all solution.

Here is the problem, just as there is no cookie cutter one size fits all way to buy a property.  

I think they're being re-routred through some Nigerian account so PLEASE send in those lottery tickets NOW.