Nothing can substitute a hard estimate based upon historical numbers.

@Steve This kills your argument:5.17.2.2.3 (03-27-2012)Transfer of Property Subject to Lien and Substituted Property After the federal tax lien attaches to property, it remains on that property until the lien has expired, is released, or the property has been discharged from the lien.

It is not a substitute for professional advice; before making decisions based on the Content, you should consult knowledgeable professionals about your specific circumstances.

Whether you get your license or find someone who already has their license to help you, that's up to you...but there really is no substitute for the MLS in this business...

I thought great, maybe they will just substitute me into another house with minimal costs to me!

I think you should consider partnering on larger deals, so you don't have to substitute property management for returns. 

Assuming your Screening Process is successful, Tenant Management then becomes the next critical process, which includes move in inspection, collecting rents, assessing and collecting late fees, handling service calls, tenancy substitutions, rules enforcement, interim inspections, renewals/non-renewals/evictions, move out inspection and SD reconciliation.This all assumes you have a reasonable working knowledge of the actual construction processes, materials, and various systems typically found in the type of property you are interested in.

An online forum is not going to be a substitute for the legal advice you have been given by your attorney.

I joined simply because as many books as I have read about real estate investment, it cannot be a substitute to having someone to chat with and "mentor" with so to speak. 

Otherwise, there's no substitute for good, hard facts: pull property values going back 3-5 years and see how price per square foot is changing, look at building or utility permits filed on nearby properties that are vacant, and be sure to have good experts on your side who can provide you with reliable information about how much any potential repairs or refurbishments might cost.