Where did you end up finding a house, and what factors led you to the decision?

If he uncovers any problem areas or something that he does not feel comfortable tackling I am going to go ahead and hire someone with a narrower focus.Again, thank you for the thoughtful answers, they played a role in this decision! 

Dont let their short timeframe cause you to make a bad decision.

Gathering the knowledge and confidence to feel like it's an investment decision rather than a gamble is the part I need to overcome. 

Even though this could have been prevented I do not regret my decision that I made AT ALL , 1 reasons I've learned a tone from this experience an 2 the property is most definitely worth it.

But similar to what some other have mentioned, that ARV seems a bit low... but I don’t know much about the neighborhood which can honestly be a cornerstone of most big investment decisions; familiarity with the neighborhood matters because some neighborhoods are a bit more stable (generally speaking) while some others have high degrees of variance, block by block. 

Because of this decision, I made $66k instead of $7k.

@Ruben Lopez before making any purchase decisions, I recommend you get more specific and accurate on the numbers.

Investors make their decisions based on research and running numbers.

So far so good, no regrets on my decision.