Hank,Glad to hear your fired up and doing your research to get the ball rolling. 

I submitted a "low ball" offer for a foreclosure in California and received a response from the listing agent that said all offers must be submitted through propoffers.com.

But maybe a few years down the road once I get the ball rolling I could start investing down there!

So I still have no definite closing date or amount for closing and I'm not even sure who dropped the ball. 

Using a seller's agent is still using an agent...But, if you're local I see you point and a low-ball offer more likely to get accepted if another agent isn't get a split of the commission. 

Both units are occupied, tenants are paying $1200/month per 2 bedroom unitI went to UMASS Lowell and am very familiar with the area.Financials:Purchase price+ closing costs :183kRehab Budget: I estimated 40k, contractors said to give buffer to 75k in case major issues ariseResale: 320k183k+75k rehab= 258k total into the property320k-258k= 62k potential profit62k profit- commissions, tax stamps, closing costs I'm looking at ball park 50k walk out all said and done.Here are my thoughts.

Someone dropped the ball on due diligence here, first by not asking for the leases and second by not getting a certified rent roll.

Aaron, my thought is that the monthly fee is probably right in the ball park of what landscaping and snow removal would be.

For instance, I am an experienced Realtor and investor and when I speak with potential rehab investor clients, I let them know upfront that current market conditions are such that if you want to write 5 to 10 low ball offers a month, you are wasting your time and I am not the Realtor for you. 

I am building my team to start the ball rolling with investing.