I've actually developed a fear from reading BP in the nightmare of getting rid of an unwanted squatting tenant that won't pay rent, but the process in getting them out is horrible.

So numbers breakdown:120k purchase, 3k closing, 10k rehab.133k in.Mortgage payment (supposing 130k financed at 4.5%) is 660Add 175/mo taxesAdd 50/mo insuranceAdd 75/mo waterabout 1200/mo-1300/mo rent. that leaves about 325/mo cash flow...Is this a horrible deal?  

Overall the house looks good, except they painted 3 rooms. 1 room they did have my permission but the paint job is HORRIBLE in all three rooms.

Thankfully I was able to convince the buyer to transfer his file to a local mortgage company that was able to get the loan commitment taken care of in 1 week and somehow we made it to closing after dealing with an irate listing agent and horrible experience with US Bank.  

But as I read everyone's horrible sob stories, when I'm done wiping the tears from my face, I think that they'd be better off dealing with a landlord directly because they won't clear anyone’s application process around here.Of course then I think about the BP community and I say there's no way in hell most BP landlords would let these people stay in their homes.

My job is not horrible but I'm not thrilled about the typical track of working until age 55+.

Both broker experiences have been horrible.

It went horribly and we ended up losing money.

Depending on your RE investing strategy, this could be WONDERFUL or HORRIBLE news.  

You might consider using a taskrabbit or fiver - compose a list you're interested in, either from driving for dollars or from that horrible list from the assessor and then give it to a taskrabbit - pay them to go down to the assessors office and manually look up the address - that is what I'm working on now because I have a 8-5 gig: if you have time during the week then you can hit the office your self.