Is there a recommended book out there that does a good deep dive into proper due diligence and other important items like determining reserves?  

Sure you may find a oddball who “doesn’t care” but even they deep down inside do care. 

At a recent turnover, I got 3 rooms of carpet cleaned for $24. 4 hours of deep cleaning from 2 cleaners for $60 and HVAC ducts and returns deep cleaned for $170.

I took it down, deep cleaned the unit, added handles to the cupboards, and purchased a Modem and added internet for $30/month. 

I started deep diving into BP a month after closing on my SFH I bought using the VA loan.

**mini footnote:  A wholesaller is similar to a Real Estate agent, but without the fees & deals worked are always off market, exclusive deals.It was extremely competitive and very exciting and I learned a whole lot.One of the challenges with the market in Madison County is that there are many many deep pockets not only in the area but also those that have trickled down from Middle Tennessee not to mention investors from throughout the worldthat are looking invest in real estate just like you.A lot of my Nashville Buyers have been asking about purchasing deals in Madison county for years.Real estate agents that I have worked with in the area say that there is zero inventory and if something comes available, the buyer has to be 100% ready otherwise someone else will get the deal.That being said, I personally think that there is a lot of potential in untapped areas of Madison County.One of the biggest differences between Nashvilles market in Huntsville‘s is that there hasn’t been anyone that has been brave enough to build/Rehab/re-vamp areas that are undesirable i.e. north side.

I need to deep dive discuss with him without invading his privacy.Even if he cant finance, I'm wondering if there could still be a workable advantaged scenario here where I do get a loan, but we at least avoid 10K in realtor fees to get the price lower. 

Neighbors put a new wall up so water puddles on our side maybe 20 ft across an inch or two deep when it rains.

Then repeat.By getting it at a deep discount, you reduce your risk that it will cash flow.

There's some finer details in MLS, but not needed unless you were deep diving a specific property and by then it'd likely be to where you're trying to get it under contract.... which would mean you'd have a agent.