I think you hit the nail on the head there. $100k profit on a flip definitely kills any potential BRRRR, when prices are this high and fully loaded cash flows are this low!

and you cant split a duplex into two halfplexes... they did this to preserve rental stock... this is a major YMMV situation.  

Lots of rot and no soffit at all, which exposed all the ugly nails from the roof.Roof was mostly ok.

Jeffrey H nailed it. 

I think @John Underwood nailed it.

@Scott Skinger and @John Warren nailed it. 

Eric hit the nail on the head for why this wouldn't work today.

You've hit the nail on the head.

I’m really trying to nail this form of marketing down so I’m not wasting time or money.

If you did not sign any agreement to rectify any closing errors and in Vermont the title attorney is responsible to verify clear title...hell, everyone knows how to check to see if taxes are current...I would be inclined to pay the taxes “as lender” to preserve the property just like WF will do for insurance if you do not set up a policy, flood insurance in a flood zone if not paid, and property taxes if not paid (that is why they escrow...to preserve the collateral).