They are conservative in LTV but will to go outside of the box. 2 of the SWFL REIA members have a large number of investor loans with them

Therefore, could somebody please weigh in on how they calculate their cap-rate and if mine is too conservative???

For sure the toughest part is actually jumping on a deal that you know is a deal.

Now that its rehabbed, the philly city site shows the new purchase price of 70,000$ when you look up the property.Did i use too conservative of an estimate for the property tax in my projections?

, more like leery of anyone saying they will sign a contract with NO DEPOSIT or a measly $1000 and then have another party actually buy the property.

He invited me out to a party that night and we ended up hanging out for most of the weekend.

No matter how good a Realtor is, they cannot force the other party into terms. 

There are a couple of other things I need to do to the house - like installing a washer/dryer hookup, and running cable through the house.I'm trying to conserve as much money as possible, but don't want to skip anything that will become a headache later on.Should I upgrade the electric service? 

I'm not sure if the seller would be willing to negotiate down further or not, although we are still higher than the original list price, so theoretically, she should still be happy.I did just run numbers on approximate rent and a pretty good estimate of monthly expenses based on our other units in this complex and it should conservatively profit about $1100/month (after all expenses, capex and turnover).I've also gone through and done a first pass on rehab costs and those will come in at approximately $20,000.  

Anyone can create a contract for a transaction in which they're a party, but my understanding is that a non-lawyer writing contracts for others constitutes the unauthorized practice of law.