Seller would be open to creative financing since house needs foundation work.Asking 300kFoundation Repairs- $40k ( could be way less) ARV- $385 to 400k

I've personally undertaken BRRRRs that took me 6 months to stabilize but part of that for me is the BRRRRs being an out of state side hustle I suppose. 

It was vital that the house be in close proximity to the one who knew how to do the repairs, because of the technology of our current time theoretically Id be able to monitor and track progress with a trust worthy foreman whos on the job, performing repairs, managing subs, and moving the needle.

Needs gutters, full kitchen and bath, floors, paint with some drywall repair, windows, front porch and the deck on the rear is pretty poor as well.

BUT, let’s say for personal reasons you want to “stretch” for faster wealth accumulation.  

I have managed these properties from renting to leasing/repairs etc.

I'm thinking that repairing the plumbing leaks and getting the soil dried out could be a permanent solution.   

Also, the amount of damage was so expensive to repair that he simply could not afford to fix the more damaged units.

.- Learn how to do your own repairs & rehabs to save money now.

I recommend you personally talk with each of your tenants and ask if this has been happening.