Time to work off market and not have to go through agents so that you have a better shot at competing.

That usually indicates that owner occupants have the first shot at the home.  

But if you put some care into your marketing campaigns, a lot of homeowners will remember yours over everyone elses and probably give you first shot when they are finally ready to sell. 

I shot out my offer, they rejected but gave away the EXACT price of what it will take NET to them after agents been paid, etc.I shoot out the next offer knowing that I will get it, however I do not know the 'professional' condition of the house as I have not had it inspected.  

You have a better shot finding deals for properties that are more inland; coastal properties are arguably overpriced which really diminishes cash flow potential.

Here is with 50% rule: Here is another screen shot. 

If they deliver, its worth more than $35k by a long shot.

I’ll put together some before and after shots and get them posted soon.

I know it is a long shot, but have not been able to find anything through the insurance or remediation companies or online searching.Thanks for any help.

Maybe if you were to phrase this as I have "BLANK" (weather it be free time or man power) to help any experienced investor doing "BLANK" (whatever it is you want to learn) you would have a solid shot at finding a mentor in your area that is already doing what it is that you want to learn.