PS before the hedge funds jumped in about 2011 to 2012 I was an activce courthouse buyer in Henry county and a few of the counties on the north side of Atl metro so been to many of the  auctions having them all on one day is a cluster .. you have multiple criers crying sales simultainously it can be hard to follow but you can also squeeze out one that folks missed.. we did quite well until the hedge funds knocked us little guys out of the area..

My taxes need a plan and i'm a fulltime real estate investor. why is this so hard to find someone to trust.This is how you find a good one:https://www.biggerpockets.com/forums/51/topics/1222774-expla... 

So for our deal, even if it was cosmetic changes it took us a lot of hard work.

Please keep pushing and sharing your progress. we are enjoying seeing your success in addition to learning how to pursue and analyze deals in different market sectors before blindly buying and learning the hard way.

Also, note that it is hard to accurately judge an area from afar based on exterior physical characteristics.

That's the reason there are so many fourplexes and so few fiveplexes or even sixplexes.From what I gather, post offices and utility companies rarely care much about the permitting/zoning issues, so it probably wouldn't have been hard to get those set up.

Based upon my research findings I might also start thinking hard about that heater.

Are there local hard money lenders that will actually talk to you or is it pretty hard to get a real person on the phone?

Best practice is to ask them if they consider hard money cash. 

I consulted with a real estate lawyer a few times this year who said it's very hard to sue for negligence and they advised against taking legal action, especially since the property manager at least followed through on the eviction and repairs.I've now asked the property management company to apply a $4k credit for all the challenges I've had working with them.