Also find out if this is on city water and sewer system. 

Echoing some of the earlier posters I do not see how you could acheive this rehab for $25k, but again this is just from seeing the pictures and knowing what goes into fire/water damaged properties that I have worked on in the past.  

Recent squatter stole electric and water from neighbor - cops threw squatter out last week.

Sort of in uncharted waters.

I am having a difficult time navigating these waters as I do not want her to be taken advantage and I know that this continues to be a major issue especially in Los Angeles county (where we both live).

When I got my 2nd apartment it was because I had just bought a water bedroom set that I knew didn't fit upstairs in folks' Cape Cod.

There are taxes due of $700 and a water bill due of about $250.  

Now their price is taking off because many have been priced out of SFRs. 3) A good HOA can actually be a true benefit to a new owner in that it can more cost effectively manage some basics like lawn care, pool maintenance and other exterior chores where there is economy of scale.4) A bad HOA can cause your property to loose value even in a rising market.

But I have plenty of cash reserve that if the AC, roof & water heater all took  a **** the same month, I could cover it.I really wouldn't recommend doing this on a first property or with low cash on hand.

He gave me the typical MLS sheets that have the MLS number, a picture on the Left Upper corner, and all the details on Taxes, Sq Ft, Flood Zone, Zoning, Heat type, sewer, water, parking, etc, etc and it even has the paper clip link with Deed, Seller Disclosure, maps, additional pictures BUT there is no indication or note of co-broke fee in it.