These sort of things are a lot easier to hammer out by being discussed.  

Just my thoughts on the article:The article is a decent starting point, but it lacks much of the important details and is missing a very important means to locating private lenders - IRA owners (and 401k for that matter).Many of these IRA holders are soley invested in stocks, bonds and mutual funds which have been hammered over the last few years.

Since it is clear they are going to play the game, I decide to hammer right back with a counter number 5 at only $1k more.

I always say and have written here before, "To a man with a hammer, Everything looks like a nail."

Half wall installed to support the new 3cm Quartz Counter top.AfterFront room looking towards the front doorBathroom beforeBathroom afterBasement before new bathroom and laundry roomJack hammering the floor out for the new laundry room and bathroomBefore office / denBefore furnace closet

The problem is you are getting hammered for it.  

Jacob,First step, don't lift a hammer until you have developed a scope of work for yourself. 

A former partner of mine and I used to put in probably 25-30 bids per week for HUD properties, had very few acceptances and we would just hammer down on those that we accepted or at least close to what we wanted to pay.

It looked like someone just took a hammer and some nails and just "went to town"   I took pictures of all the holes.  

I’d do it all myself but I’m more valuable at my job than swinging a hammer , he’s a writeoff on my taxes and to be honest I don’t want to be around my tenants or that area very long lol Jim K has given you great advise .