They are doing minimal rehab work - swapping carpets for laminate flooring and some repainting and patching of holes in the wall.

This is one of those cases where it sounds like an attorney is willing to take your money on an hourly basis for a case that has minimal change of success.

I have a full-time job, but in my spare time started calling a list of 150 absentee owners in a small mile radius and have put a 3 unit, a SFH, and hopefully another SFH (the last SFH is in the closing stages of negotiations) under contract making very minimal calls/week.  

 :)  Once you're set up it's super easy to do and takes a minimal amount of time.

I realize rehabbing myself isn't scaleable, but it helps mitigate my risk initially by keeping my capital investment down and the house hacking portion means my "investment holding costs" are minimal or 0 because they are absorbed into my primary living expenses.

If I cause the delay, then I'm the one moving back the estimated liquidation date and I want to minimize that.3.

The property does make a minimal monthly profit but not near market rate.  

My average tenant stay is around 5 years, so turns are minimal.  

Under contract for $160k$32k down + closing costs + minimal update = $40k cash paid, I pay $30k with a personal loan/LOC @12% (and have a $128k Mortgage)I cash out refi after 6 months at 80% LTV ($160k - $128k Mortgage - $30k loan - $1800 interest), and i now only have $10k + refi closing costs left in the deal

I do my own work so the cost is minimized.