Using a local real estate lawyer is useful and cheap.

A paid off property throws off more cash than a leveraged property.

I would love to hear from current franchise owners, be it HomeVestors, Red Barn, New Again Homes, Flip Cheap Homes, or any other flipping/wholesaling franchises out there.

Generic replacement parts that fit American Standard can be found anywhere.Don't buy the cheap $90 toilets.

Usually the numbers don't work to build in these neighborhoods, unless government tax credits, etc.CCLBA has really cheap parcels for sale for owner occupants.

Or when is the time to throw in the towel?

I recommend smaller unit count LL use a higher number because they do not have a crew to throw at the tenant turnover.  

You need to send him a letter with proof of delivery required (a cheap date with US postal service) and you can also post the Notice in a sealed white envelope marked confidential to his door - and take a photo of it for proof of delivery. 

Some can actually be pretty cheap.

Even if a title company were to manage the setup making sure all parties are paid, the cheap debt and cash flow would not be enough to be enticing to any investor even if midterm rental could yield a healthy return.