I beleive there's plenty of opportunties on the MLS, but they are usually categorized incorrectly i.e. a property possessing favorable zoning listed under the single family category, public records incorrectly listed the square footage, or instances where  BRIGHT MLS doesn't track zoning changes real time with recently introduced zoning bills.

Cheaper properties Apache Junction,  Coolidge, MesaMost Expensive Properties Scottsdale, Cave Creek, Gilbert Three thing's, 1-Square footage. 2- Ad on Square footage. 3- location.

Again..it was not a "need" but rather a loan for a renovate and flip auction property (On Whidbey Island Washington where we lived then).

I would assume that roughly half of the deals with an unrepresented buyer will go sideways in some way, so that is a huge risk for a seller. 100% I am starting to look up the agent to see if this is some newbie with no experience because I often find those people cant get the deals closed and I have to go back to square one as a listing agent.

@Christina Galdieri I agree with the comments on the window treatment replacement and the floor to be tiled (looks like a small bath of probably 50 or so square feet of floor tile, so shouldn't be too expensive to make it look semi-custom).

When I see houses in C areas in need of rehab being advertised as 150 a square foot by wholesalers as well as on the MLS, it makes me realize it will likely be slim pickings for a while.   

Close to 30% of my reno budget for my 800 square foot apartment.

It seems most of the bigger roofing companies make all their money on insurance jobs charging $400-$500 a square which would be ridiculous for an investor to pay. 

Regarding utilities, You could do based on square footage.

Your insights on leveraging equity to speed up the journey to financial independence totally make sense.I'm also focusing on the Texas, Washington market, drawn in by the tax benefits and promising opportunities.