That opens a lot more doors than trying to broker without a license. 

Refinance it from "foot in the door" financing to permanent financing once you improve it a bit and force the appreciation. 

Max its about 80sf of tile installed on the shower walls, just one guy I believe, and 2-3 days. no new vanity just shower, I will have to provide new fixtures and shower door.

Get an auto closing fire rated door (which we have) with a peep hole separating the units.

Verify all windows and doors lock/unlock and open/close.

However, if they stay put, Section 8 does not increase their aid/landlord's payment.They said they must move even if it's next door.

Yes, you can use direct marketing (mailing,) but if you have a low or no budget for marketing, you can call directly, text, knock on doors or leave door hangers or letters at the property.I started wholesaling when I was a college student over 30 years ago and I definitely did not have money for marketing.

She informed me that she has moved out of the property and wants to meet to give me her garage door opener and set of keys etc.

If I get the house, open the doors and it's worse than I could ever imagine, I believe I can break even by selling the lot and walking away from the rehab. 

Trying to keep within 80$/sqft per door. is that a reasonable expectation?