Add that to the possible $45k in profit an your CoCR would be almost 200%.If you numbers are correct, then I would grab this and execute the deal/strategy just as you planned. 

My guess is that you don't, but please correct me if I'm wrong. 

Use a scope of work contract so that if what is listed above happens you can take legal action and pay someone to have eyes on the ground for you to evaluate if your work is being done correctly and on time.

No,  your agent is correct.

You need to speak with an attorney to structure this correctly. 

Large CapEx items: $152.77 (10.1% of gross rent)Budget to replace the roof in about 8 years for around $8,000: $83.33Budget to replace the 2 new furnaces in 15 years for $8,000 including labor:  $44.44Budget to replace 2 new water heaters in 10 years for $3,000 including labor: $25If my math is correct, then that puts my total estimated expediences at $1,254.61 leaving only $245.39 total cash flow (or 122.70 / unit)...

Provided you have the correct contracts yes you will be able to market a property once you have it under agreement.All of our contracts that we've spent 10's of thousands of dollars on with our atty's are included in our QLS video course. 

Are you sure the taxes are correct?

Hey I'm still learning a bit here and there so please correct me if I'm wrong.

I interpret this to include repainting - is this correct?