good modern looks, easy install, reasonably priced and as durable or better then anything else 

In addition, being able to get properties sold in an expedient and highest value fashion. 

@Adam Soyak and Account Closed is your guy.Or use the modern technology and work with any of the tax accountants on this forum remotely.

I have some goals that I'm trying to reach and I don't kindness doing it with of fashioned sweat equity and streetsmarts.

Modern free-market capitalist economics is a relatively new field of interest, and global free-market capitalist economics even newer.

If you come in as a buyer with no agent and offer on a property that has a listing agent, the agent will probably try to get a higher fee by offering to represent/assist you in some fashion.

Our next step is to find out if vacant or not (our realtor seems to think is occupied), offer a small $ incentive to said tenants to move out in a nice and tidy fashion as to avoid damage to the property (if not, start the eviction process), get utilities changed in our name, get title insurance (via taxtitleservices) /clear the title, then work on the rehab :). 

This industry is notoriously old-fashioned, so you'll find that things move slow in some areas.

Similarly, newer buildings might only need cosmetic touch ups to bring them up to modern standards.This isn’t single-family residence where you can estimate an ARV (good points by @Michael Le), stick your thumb in the air and estimate.

To make it in today's world, you need to accept modern times.Do not quit any W-2 job until you make enough on the side to pay all your bills each month.