Originally posted by @Duane Alexander:Can resimpli replace propstream to look up property information like remaining mortgage, tax information, liens, mls history, mortgage transaction history, etc?

As far as whether to approach them with or without an agent - approaching them directly without an agent can save the seller probably 2.5-3% of fees, which give you some room to negotiate on the price, but you need to be confident that you are capable of evaluating the property value, estimating on the amount of work that is needed, knowing how to negotiate/ structure the deal, and navigating the closing process.

Will the property taxes skyrocket?

The public good is the saving of wear, tear, and expense on our first responders.

I’d fix it up and list it to sell after I’d been there two years to take the gain tax free.

Tax-Free Exchanges: While 1031 exchanges aren't available to SDIRAs, the tax deferral within the account means you can sell property and reinvest proceeds into new opportunities without immediate tax consequences.

but if i go in a LLC with them i get hit with the tax from the sale of the homeThe GC and the flipper were just going to split the profits from the sale of the home and they were going to pay me 2%/12% for the duration of the build. 

You know a similar thing happened in Kansas City (more specifically Jackson County, MO) regarding property taxes in 2023.

You will want to fully understand the tax reporting burden you will face. 

To defer all tax you must purchase in total at least as much as your net sale.