REIA meetings, meetups, calling the "handyman special" signs, calling the "we buy ugly houses" or the "we pay cash" billboards and signs.  

I asked about interest rates before investing and they did a special deal that it can only go up 1%.

We have a few specialized VA's that do Tier 4 and 5.   

Seems like the biggest risk are potential future special assessments, which could be for immediate need vs future projects. 

Is there an agent who specializes in selling investment properties in need of repair to other investors? 

@Rob CucuglielloI recommend finding an accountant who specializes in real estate taxation, tax planning and financial planning.

And my special needs toddler is doing far better in this new schools special ed programs.

I am an Enrolled Agent licensed by the IRS and specialize in real estate taxation.  

Draining in a bathtub is not code compliant.

I've filled out the 1040 Schedule D Tax worksheet 3 times and each time have come back with it being taxed at the marginal rate of 32%, with no particular special treatment, based on the flow of that worksheet I don't see how it could be any other way.I have read many, many, many, many, many threads on this forum mentioning the recapture being taxed up to 25%.