Hopefully the delays you are experiencing are only temporary.Your local housing authority might have a similar email address or hotline for you to look into on their site.All the best!

@Steve Joseph If I were you I would worry about minimizing your vacancies.

If there are delays due to subs, etc. tell your clients. 

Consider hard money or a private loan so you can buy with cash... which then allows you to finance immediately after rehab, instead of waiting 6 months (google "delayed financing" if you're not familiar).

Cap rate doesn’t take into consideration any loan payments.Just guessing that is the case due to $34k decrease with minimal booking fee commissions and such.

That being said, I do not want to delay this process the whole entire summer and surpass a potentially hot market. 

How would you minimize the risk of all in cash investment in time like this?

By no means is it a home run, but it should need minimal repair for quite some time and that’ll give me good opportunity to ramp up more $ for repairs down the road.

I like to think I live a minimal lifestyle. 

Alternatively, if I'm listing my own property, I can agree to pay the Buyer's agent a split, and pay $0 on the listing side, however a minimal of $250 per transaction and likely a minimal Broker Review and EEO fee will be required by the Broker.