A good example is a 2 family with structural, electrical and plumbing issues on a home that is 100 years old and needs lots of work but the seller was hoping to get 190,000 and currently includes heat, hot water and electric and is only getting 1100 for the side that is rented. 

The Phoenix market is pretty hot right now, so many of the rehabbers I've spoken to about this are paying much closer to 80%.

Not furnace, but hot water boiler.  

With SFR thru 4 units, if an agent has the deal, it's only a handful of very well connected agents whom can sell something as a pocket listing so the MLS is usually the way (unless it's a super hot market).I just started with direct mail for my personal investments in NJ so don't have enough insight yet to comment on that.

Is it hot.  

I did the repairs to qualify for the loan before the VA appraisal/inspection (hot water heater, drywall fixes, chipping exterior paint etc.)

It's a small lot in Buncombe county, NC, in a hot area just outside Asheville with city water and sewer. 

We had high velocity heating and cooling (connected with our tankless hot water heater in basement and its own AC since we had 3 zones) and ducting in an 1860 Victorian I owned.

It's a hot market and looking for tips on how to execute this sale without using an agent.  

People keep telling me that around here that is really for "developers" and I guess I don't rate yet (though I'd like to someday :))The problem is the market is so hot up here, it seems like the only way I can find a deal that supports my goals is with fixing up more distressed properties that haven't sold right away, so I'm struggling with the best way to use my available capital.