@Michael Plante have both touched on the thing you may not be aware of,Every REO that I've purchased during the OO period will have the following requirements as a part of the sales package regardless of how you pay for the property, cash or financing.1) You will be required to sign a sworn affidavit stating you will be using the property as your primary residence. 2) You will have to sign the affidavit stating you agree to be moved into the property within 60 days of the closing settlement date.3) You will sign stating you will not sell or rent the property before the one year point from the settlement date.At the bottom of the affidavit it states if you violate any the aforementioned things you're committing mortgage fraud and will be federally prosecuted if it is determined you violated these terms.

@Michael Plante I don't think a person should break even either, but that's not a bad result for a first-timer.

@Michael Plante Actually what happened after I got the contract signed I started checking into this guys references and calling people he said he did business with.

Anyone considering in investing in Binghamton, NY and surrounding municipalities needs to read this article.www.pressconnects.com/story/news/local/watchdog/2018/01/04/flushing-millions-down-toilet-broome-sewer-plant-rebuild-cost-projection-tripled-275-million/960700001/

Landscaping completely done, including new trees planted.

You could plant hosta plants that do well in the shade or mulch the whole area.

@Michael Plante i currently own two!

On the days I have to go into the plant I feel this wave of anxiety that makes me miserable from the time I wake up, to the time I go to bed.

There are no signs of a market slow down anytime soon so I would just plant your flag and be happy to get whatever you can regardless if it's not pretty or looks exactly how you want it. 

Everyone else's recommendations of sloping the earth next to your walls away from the house (can be accomplished with flower beds near the walls - avoid plants w/ long roots like trees), adding/fixing gutters, extending roof overhangs, and subterranean drainage are all steps to take to decrease water infiltration.Nowadays we ideally insulate and waterproof our basements from the outside - but that's more work than it's worth for a flip.