Also, i usually will add it to the OPTION agreement (not the rental agreement)  that the tenant will pay anything up to $X  maybe more like $2500 in this price range or all of it - however you can't MAKE them do the repairs as they are still a tenant - but you can put in there that if they don't do the repairs and you need to do them that you will add the expense to the purchase price plus a certain % return (make sure it is a legal rate) - or some of my friend will do the repair but the stipulation is it voids the option agreement - I personally think that is too harsh and unfair so I lease option by adding it to their purchase later should a repair be needed and they can't afford it. 

If anything, you'll get an additional tax filing and a reduction of your lifetime exemption.

As landlord, I didn't have any additional insurance. 

On your other point, I will see if the management offers the use of their maintenance service for an additional fee if the need should come up.How do you market for the short term rentals (30 days plus) through airbnb, vrbo, and homeaway?

If this will still cash flow or profit as a flip after the additional repairs you might still want to move forward.

In addition, the fresh paint can help sellers like you to sell the 4-plex at a higher price in the future.

Can you take info that you read or watch on video and take action on it without any outside motivation or do you need some hand-holding to help you learn the transaction (learn by doing - kinesthetic learning)There are more considerations to take into account but for the sake of my limited time; I'm happy to connect with you on the phone to discuss further. 

I’m leaving my 9 - 5 to pursue this full time, and am ready to work a second job to support the transition (in addition to tapping the savings I have set aside for the career change).

I just moved back to Memphis and a motivated seller just fell into my lap.  

I'm not sure what you're gaining if you were to keep her, other than additional drama/headache for the same exact amount of money.And if she feels so strongly that she is offering to break lease so you can keep the deposit, is that a tenant you really want to force locked in your lease?