It seems easier  to estimate CapEx - I know the big ticket items and roughly how much a new roof is, how much a furnace is, how much an oil tank is, etc..  

Our expenses are about $1,400 monthly (plus the occasional oil fill up).

We are owed approximately $2,300.00 in back rent and heating oil bills. 

So for less than $5k out of pocket we just eliminated a $3,500 per year oil bill and added that directly into our yearly cashflow.

You are investing a lot of money and don't want to end up with a lemon.

There is an amazing difference in knowledge, skill, and experience between long term agents with whom real estate is their career (life) and the agent whose in real estate because he’s a career SALESMAN selling the hottest thing; you know, the guy who’ll be selling oil well drilling participations next year, and advertising services the year after. 

The markets regain sanity… I will be able to two properties to rehab with cash.. and have cash reserves… and equity…and cash flow.Possibly from the people who bought from the snake oil guy.I don’t mean to sound rude….

Working with a well-oiled machine is much better than working with an agent and a lender who don't know each other.

Nothing against, but I have an issue with snake oil sales people. 

This holds true for realtors, especially contractors (I want one who talks about how he is going to do the job not tell me about how awesome he is when he built this and that and this and that, they talk to much they are snake oil salespeople)