Once you work out your numbers on any deal, you stick with it (unless something new is introduced such as higher rents).

Below is just a basic workout to give you an idea as to what to look for when making a decision.

The current break down is:(2) Prehung Exterior Steel Doors - $8005 x 10 wooden deck w/ staircase - $1000Vinyl Siding entire house (i.e. 1100 sqft house) - $3000Metal Roof - $4000Total = $8800This being said I am not use to contracting work out so I was unsure if this seems inflated or is reasonable?

If your using commercial financing it could change what appraisal technique they use but IDK, someone with more experience on that side of things could answer that question.appreciate your insight on this.... so im determining the two options.. either hard money this and get it sub $90k or below or seller finance deal with a 5% - 10% "IF" i can negotiate it and just leverage the rehab loan through the hard money, therefore not having to pay on the purchase price + rehab till refi.. instead just paying on the rehab loan..if the seller and us can work out some good terms..   

Is another.I really commend you, however, for trying to come up with something like this and if you work out the details it could help a lot of people.

Mistakes happen when investors get too caught up in the deals that don’t work out.

We typically work out an agreement between the parties that escalates the default procedure so the investor can take possession and recover funds as quickly as possible.

Don't fret about looking a places that don't work out! 

With a value of ~$300-400k you would need to rent it out for $3-4k/month to even hope the numbers work out (the 1% rule).

Those MF OP properties do get snatched up quickly but in general, unless you are flipping it is very difficult to get the numbers to work out well.