But if the mean time I have put in 5 or 10 offers a week, with follow up, comps, feed back, and counter offers ,etc that is a more then enough for one agent.   

It seems like the biggest issue is with the connections, but there may be issues with the pipe itself.

I found a place that had water damage from the pipes bursting in the winter.

Not all areas offer "Over the counter" tax liens. 

For the rehab, I like the idea of vinyl plank flooring, semi-gloss paint (because I've heard some people say it holds up better with tenants), new cabinets, counter-tops, appliances, popcorn ceiling removal,  light fixtures, new water heater, fans, new windows. and something to put on the concrete that kills bad odors.What would you do?

Your ROI is a number close to infinity and you can repeat indefinitely - And YES - there are still deals out there that will work ... one just closed a couple of weeks ago in The Woodlands on MLS at about 70% of value and only needed light rehab - maybe $5,000-$6,000ARV - 177,000Sold - 123,000Rehab - $5,000Total invested - $128,000-$129,00080% refi - $141,000 Rents - $1,500-$1,600 My initial offer was $120,000 - They declined to counter - Now that I see the final sale amount, it irritates me that I was so close but missed the deal  

We countered both offers @ $3.1MM, which was the amount needed to recoup principal, default interest, late fees, contract interest, foreclosure costs, and fees.

Tile, cabinets and counters are in good shape but dated.

For AC, you need separate ductwork for supplies and returns between the units, separate blowers, and you also need separate cooling systems - condenser and coiling coil; you might be able to use mini-split units to achieve that.For hot water, you need the piping separate for the hot water, and then you will need multiple water heat sources with one per unit.

I've emailed two attorneys and they keep countering with nonsense like setting up a personal guarantee.My business is set up where we have nominees who get traditional loans.