Chances are if you’ve ever been to the Grand Canyon you’ve driven through it.  

I’ve used PriceLabs Revenue Estimator in the past with great success.

People all of the time, "over estimate" the opportunity and "underestimate" the cost and challenges in doing a profitable flip.

There's a good chance the issue(s) you face has already been discussed and answered.Ask questions in the appropriate forum.

I am so full of regret for even giving them a 3rd and 4th chance.

Not that there isn't some opportunity, but investing from afar, I don't really have the chance to get a crew that can do the rehab on the homes that I think would turn a profit. 

I would say no-pitch meetups over a year would be the best possible chance to find someone who can be a voice of reason in your investing life if you don't have one.

Does anybody by chance own rentals in Cahokia, IL?

I generally see literature as such, and cannot tell if having a part time employee removes the chance of solo 401k or if the custodians just don't want to deal with it:"IRS rules prohibit contributions to a solo 401(k) if you have full-time employees, but you can use the plan to cover yourself and your spouse into retirement."

We ARE hopeful for the future of our descendants and we are sure as heck NOT leaving it to chance.