Very nice market, but pricey and again like you are finding the numbers just don't make sense because sale prices are inflated cause you have paper heavy investors who are thinking way long term and any short term extra costs are irrelevant to them. 

Otherwise, you won't have the extra funds necessary to cover the rising costs of goods and services in the future.What causes rents (and prices) to increase?

The sellers you will be talking to will typically be in a bad situation which is causing them to have to sell their house, and at a big discount.

Also, asking under the assumption the Second Cause/Writ was signed off on from the court.

The real rehab once you get in there is 56k cause you had some unforeseen costs and your real exit is 205k cause you wanted to get out of the project. 

I think it'll cause too much controversy if it's prior to it.  

We don’t know any PMCs to recommend in the area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

Two different handyman have already went out there and supposedly fixed what they considered to be the cause of the leak in the past.

This kind of indecision is harmful when running a business.

There are certain individuals that are in your face selling their products/training and it has caused a negative reaction on Bigger Pockets if certain individuals were promoting Sub2.