Estimate the maintenance/repairs and hopefully utilities are separated.

She moves to NE and is happy to be done with that **** hole. 3 weeks later she gets a letter in the mail saying she owes $6,000 for the rest of year because actually no one did rent it out and she has to pay for all utilities since she moved out(told to leave because someone else was moving in).

I would not include any utilities since it is a single family home and after research I see that many of you include utilities only when you are dealing with multifamily properties. 

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This strategy is working great for me but I'm interested in what  strategies other members are utilizing to target highly motivated sellers?

Don't leave income on the table just because you will be taxed on it.3) Most real estate expenses are deductible in the year you pay them, especially if the benefit is immediate (like a utility payment or property tax).4) Some expenses are prorated through the life of the improvement, such as depreciable buildings and roof repairs.

The seller told me that the tenant was on a month to month lease & is way behind on rent and utilities.

How could that extensive renovation cost only $30,000?   

My thought would be to later utilize the land as one mass for rebuilding.Thanks

Last seller purchased for $389,000 and had to do extensive excavations/renovations to waterproof the basement/added tank, added commercial gutters, waterproofing membrane, etc.