I did find one that went out to assess the project and said that he could do the work for me but it's been like pulling teeth to get an actual estimate from him.. 

I have a very unconventional view on this...and I'm sure I'll get kicked in the teeth here for this but here it is....If I have a great tenant and the renewal is coming up I actually always offer them 3 options:1) go month to month at the same rental rate they are currently at.2) Sign another 12 month lease for a 50 a month savings in rent3) sign a 24 month lease for a 100 a month savings.Most of the time people go for the month to month because they want the flex-ability, but my mantra is that a great tenant is intrinsically valuable not only to my time and my sanity, but to my wallet as they tend to take care of the place. 

Anyone who has ANY wisdom they could share with me, ideas on low money or no money down quick flips or really any advice WHATSOEVER that might help me it would be GREATLY appreciated.

I am open to paying a higher price if the owner is willing to seller finance the deal and give me my terms, but it's like pulling teeth. 

They have to pay extra to get it back of course (I won't get into specifics) and the time period depends on the property and its usage essentially.2) Anyone who has an equitable interest in the property that can somehow prove they were not notified of the tax sale whatsoever can get the sale reversed/undone up to 2 years after the auction.

Look at the guy that brushes your teeth each morning.

If you don't believe that, then I'll assume you fix your own car, do your own taxes, and pull your own teeth.

But only do this if you are feeling generous because it gives you NO rights in the property whatsoever, including no right to be paid back. 

At least with a x-day notice to pay rent you have teeth. 

Even if they do not, and you are paying cash to uncle Bill who has no front teeth but, he's dam good at Hot water tanks and gas lines... $61 is cheap.