If you ever want to trade war stories or exchange thoughts on vendors or come see the project let me know.  

We can swap war stories in a month and see want we've each learned.

There are numerous risks that those flipping houses face, that buy and holders do not, most obviously market risk (cycles) and time/delay pressure, but also people management (contractors) etc.

My wife does not want to get in a bidding war.

if I go by your numbers 54k purchase price amd 24k for rehab  that's 78k you're going to rent 2 units for 750 so that's $1500 a month.you should calculate the expenses taxes ,insurance,maintenance etc and see if the cash flow will make sense.. you can use the 2% rule which in this case looks like you're right on the money. . so if 54k and 24k are right numbers and this is not a complete war zone were you would get your $1500 every month with no problems than this should be a good deal..check again for the rehab costs with a local contractos ask to have written estimates. also see if you need to pull permits.. these takes time and money. .good luck!!

That said, I'm sure there are investors that invest in war zones (although it's not clear to me that's the kind of area you're talking about), but I don't really know any here, and it's not a market I want to work.

I am a HUD listing agent and had bought numerous HUD homes prior to becoming a HUD listing agent.

Your screenshot shows areas closer to the downtown covington (War Zone).

You job is to build up a war chest. 

This was a surprise because we were told they numerous times they had been.For every project we had received invoices for permits.Looking back me and my partners were very ignorant and stupid not to check for a license number.The project we are currently doing, the 3rd deal we immediately stopped and are now hiring a real licensed contractor.