I forgot to mention, there were no exclusions listed in the contract with either realtor.  

But, Excel is totally fine in the beginning (in addition to your PM software to capture transactions outside of the properties).We use QuickBooks Online exclusively for all of our REI Clients.

Again, not an acceptable solution.Regardless, you are usually waiting for weeks for parts.  

I have got an offer accepted on a property in Hiawassee, GA. 

Buyers are offering way lower prices than actual, and  sellers are accepting.

And you could also take the primary residence exclusion.  

Or, Does one comp for what has sold for or what a declining market will accept? 

So understand that while you can get a good deal, you are accepting a lot of risk by 'playing the game'.Finally - know that just because an auction lists a price - that is seldom the price something will sell for.  

Not just the top  97%, but even the .2-3% are finding this hard to accept.

They accepted & I partnered with my broker owner at the time who was/is a very seasoned investor doing all kinds of fix & flips.