Not sure what I’m missing here, seems almost too good to be true.Any insight, suggestions, or general thoughts!

It is my one regret in life that I quit as I missed a huge opportunity where beautiful property was selling for $30-$40K in my area.

I'd like to do at least four flips in 2025.I've had my Real Estate license for almost 20 years, but have never practiced other than family/friend sales and purchases.The missing piece for me is finding the off-market deals.

The deadline to file for properties purchased in 2024 is January 31, 2025 for the benefit to roll forward this year..Other Important ConsiderationsThe exemption doesn’t apply to agricultural property, personal residences, or property assessed by the South Carolina Department of Revenue.Even if you missed the initial deadline, you might still qualify for partial benefits in future yearsHow to Apply for the ATI ExemptionApplying for the ATI exemption is a straightforward process, but it’s essential to act quickly and provide the necessary documentation.

Please let us know if these are the right steps and if I am missing anything.

What am I missing? 

Like you said , anyone can check the history,  I do have cameras installed and I do check twice weekly, it's not too far from my primary home . im a first time investor, is it ok to DM the listing to see if I'm missing something?  

Missing ductwork and the A/C not working right could have been quickly tested during your walk through.

The inspection may reveal things that you missed or didn't know to look for (damaged roof, humidity levels in walls/ceilings etc). 

Get a modern lease with any missing points (pets, guests, maintenance, landscaping, etc) and the new security deposit.