Moreover, wholesalers have cultivated lists of retail cash buyers who don't need the type of value-add opportunity you would to BRRR.Bottom line is that you can BRRR anywhere just like you can make money in real estate in any market. 

Only if you consider working every night, weekend, holiday, and times when I should have been on vacation lucky, mucking around in crawlspaces, hunting down houses, falling through floors, etc. 

We have a buyer for the property and now it has been discovered that the corporation paperwork was submitted to the state as a charitable contribution even though we are listed as a not for profit organization and have been listed this way for well over 40 years.

So selling it to someone when you can't give them clean and insurable title can sometimes be an issue.At that price point, not so much. 8k properties tend to have a buyer pool that won't care as much that the title isn't insurable if they see the reason why is because it was bought at a tax sale. 

The sun is usually shining every day and buyers are actively looking in the months of January and February unlike some markets where they wait until the spring.

This amounts to lost opportunity because if you had purchased RE, at the closing it can start producing return. 5) ADUs detract from the existing structure whether this is privacy, a garage, or just yard space. 6) this is related to number 1, but there are many more buyers looking to purchase homes for their family than there are RE investors looking to purchase small unit count properties.

My friend and her husband disagreed and let the buyers know and that it was still covered by warranty.

This will absolutely put pressure to sell-- in the very high end units, the cash buyers know that and are just lurking. 

You will also have a credit on statement for pro-rated taxes due to buyer.  

At the end of the term, we are obligated to provide a $100,000 credit at closing toward the purchase price for the buyer/tenant.