- Run a cost segregation study on this property in 2024 and you might have $100k on line 18...Without diving too deep on this post - If you run this scenario as a real estate professional while materially participating in the property, You'll be able to reduce your's and your spouses taxable income that year... 

Nothing is a sure bet.

I found an auction person, and I see listings online.

agree .. other wise its just the bottom feeders looking to take his equity from him  with couching it as a rescue.. his best bet it to sell if its owner occ the profit is tax free .. regroup and start over.. 

I can provide him with an online log in so he can review the books from his office.

What is the best way to go about finding these property listings online before they go to the auctions?

The city wants to tear the property and surrounding properties down Zillow said it’s worth 38000The city offer me 13000.I could use some adviceHard to give advice with limited information, but as a general rule, the longer you wait and the further down the line their project is the more valuable your property will be to them.Zillow (and all automatic online) estimates are very unreliable, so don't base on that.

There's likely some good lessons he's learned that you may heed I'm not betting against you, but it seems like it could be a massive problem snowballing in the future.

Online metrics can be good, but they wont paint the whole picture. 

Documenting your journey online or engaging on LinkedIn can also help expand your network.