These laws are very state specific so we probably can't give you some good analysis unless we know where the property is.

There are cashflow investors and appreciation investors and your current return analysis sounds heavily waited on the appreciation side. 

We could do a market analysis on it as is, and the ARV.

She was quick to answer calls and texts and visited many properties with me until we found the right one about 6 months after starting searching.

Also have issue where theres some damage to outside...screens torn out, cut a hole in garage to put a wood burning stove(also against lease) SO last week I sent them a notice via usps(not certified, priority with tracking) scheduling inpsection today at 10am(plenty of notice) also sent copy via email yesterday and text yesterday all before 24 hours.

I guess I just don't have enough experience in flipping (I usually wholesale) and don't know the area well enough to be confident in my cost and ROI analysis. 

So I got a pretty odd text message from a tenant last night.

Just wanted to say thanks to everyone at Bigger Pockets as you guys, and especially your property analysis software tools, played a huge part in getting me to this moment!

I want to get really good at property analysis.

Based on my analysis at the time, I thought the property would be worth $52000 after rehab.