However, tenants have not been great, basically late on rent and/or leaving repairs that eat all profits.

This law basically prevents wholesaling when the wholeseller owns title.

But you basically have a growth phase, a consolidation phase and a drew phase.Each one has different goals.

The technical options are easy to learn, some from books, some from talking with attorneys since they are basically rules you need to follow.  

you can offer to buy the home and thats basically it..

Basically you need to be able to pay a large part of a long-term (multi-year) lease up-front, then still have some cash for renovation and interior/furniture, to finally recoup the investment through STR and a hopefully very quick way.

If the realtor is, they should be able to just ask you the basic questions they need answers to and keep this moving. 

They wanted a report from my plumber which basically said it was a faulty drain(not sure why they didn’t ask for that before the tenants moved out). 

I just completed my first rehab deal, and I still cashflow, but I can't afford property management without basically negating the rest.

As with any type of investment, investors should list the estimated costs to calculate their potential profit.Costs to consider on fix-and-flipsRepairs (always be conservative)Carrying costs (interest, points)Monthly costs (utilities, HOAs, insurance, taxes)Buying costs (back taxes, cash for keys, liens, code violations)Selling costs (commissions, closing costs, transfer fees, title insurance)Unexpected costs (add $5,000 to be safe)These are the basic costs investors should consider.