In other words, an IRR calculation.Have you ever considered doing lease options?

I'm currently renovating my rear unit and it has the perfect layout to split into 2 units by adding a wall and an additional front door.

You could go to work for a remodeler too perhaps giving bids, selling service or see if they will train you to be on a crew.You could also go to work as an ISA for one of the big wholesalers. 

For an auction.com purchase in Washington you have 2 options. 

Now the post test reveals I have pvc sewer line leaks under the concrete foundation. plumber has found multiple breaks in the line which need to be repaired and has provided an estimate for tunneling under the house and replacing entire 45ft main line!

In an area you know nothing about ? 

I'm an investor and agent in VB happy to talk through your strategies sometime.

Seek out local real estate groups to get an idea and network around local regulations.

It was an enormous rehab and I didn't have the experience or the contractors to take it on.

Screen tenants thoroughly, have a solid lease, and maintain an emergency fund for unexpected expenses.