Are there any qualities that would preclude the inspector from considering it a full bedroom (closet, private entry door, etc.)?

The asking price for the home is 132k.OPTION 1 – Cash After Repair Value = $132,000 (estimate)Discount 80% of ARV = $ -26,400Repairs (Price per square foot) 1,190 x $5 = $ - 5,950Cash Price (seller pays closing cost) = $99,650OPTION 2 – Sandwich Lease Option – “Perfect Tenant Program” Term: Minimum 5 yearsOption Price (buyer pays closing cost): 125,500Option Consideration (non-refundable fee we pay you): + $500Monthly Rent: $950 (profit + $100 cash flow per month)Total profit (If completed full term): $132,000Note: We are the tenant-buyer, but we will sub-lease the house to another tenant-buyer.

I think that is great.I should clarify that I am already considering all expenses (10% for property managment, 12% for repairs and maintenance, 5% for vacancy, and PITI).

What can they give me in terms of data--rent history, leases, repair history, their fee on the property, historical turn and fill rate, avg length of tenant--all that kind of stuff.

Some people have leap frogged total posts past me but I focus on quality of each post. 

Instead of the commission I had it credited back towards repairs. 

He’s asking about all the other expenses that go along with being a landlord.Vacancy, insurance, property taxes, repairs, management...

Don’t want to deal with the headaches that come with lower quality tenants.

This is my second property and I used cash as it became available to repair my first.

Books show about $5,500 annual expense there.So conservatively we have:Monthly Rent - ( 5% Vac + 10% CapEx + 10% Repair + Utilities + PITI ) =  2050 - (100 + 200 + 200 + 450 + 700) = $400/mo****does not include Property Management, paying myself or someone else 8% of rents results in cash flow of ~$230/moThat said...Rents are slightly below market given that utilities are included.