I am also very open to the idea of trying a flip, and even more open to making a lot of mistakes that I can learn from! 

I would consider snapping a key inside the lock though by mistake and posting a note on the door assuming the dog is gone.   

This is a mistake!

Delinquent taxes and the risk of the lien being bought = motivation, or at the least owner stress.At worst ask for the OTC (over the counter) tax lien list and mail the owners (obvoiusly not the address of the land).

Drywall days are the worst...Have you read J.

Thanks for the reply Douglas.My first hope is not to make a foolish or obvious mistake with the money we do have.  

Going in the attic and looking at the ceiling drywall is one of the worst things you can do.

Here is a great post from J Scotthttps://www.biggerpockets.com/renewsblog/2010/03/2...http://money.usnews.com/money/personal-finance/art...I made a mistake once - or so I think-, when I "low balled" an offer that was countered by only $5,000 ( Note, this was over 100,000 spread!).

(I will only take a simple 10% fee if that idea works.)My biggest mistake when I bought a house with the VA was buying a house for my family to live in at the time and not a house for my family's future. 5/2.5/2600 sq ft instead of 3/2 1800ish sq ft.

Actually some of the worst tenants we ever dealt with.