If not, what are property tax sales? 

The National Association of Realtors says that the average profit on a flip is is $15,000 and takes 6 months from start to sale.  

Purchase price: $225,000 Cash invested: $40,000 Sale price: $375,000 Bought a large 4 bedroom pool home and flipped

Then you'll need to find land, acquire it, find a spec home buyer and set up meetings to design plans or buy a set online with mods.

Another was to partition the mobile home park and the self storage and the commercial tenants into 3 separate sales.

This wasn’t a required expense.Property Taxes - $926.88We put in the offer to pay the full years property taxes vs. split them at the time of the sale.

Rehab contractor charged $10K, the online report says $16K.

@Troy Smith might be worth having a local agent take a look at your comps with a CMA and then weigh out whether your 'spring market' will bring better sales comps, or if the sales from the past 6 months will get you the value that you are looking for.Here's a quick go-by for seasoning requirements for much of the investment property lending world.

Selling costs would be 8-10% of the sales price but there should be an estimated proceeds sheet that would show you costs.

Is it mainly a sales pitch or is there good knowledge that you cannot find elsewhere?