To clear 1 Million on a deal you'd need to find a deal spread of 2 million because after closing fees, agent fees, and taxes you get half the spread.To find a deal with a 2 million spread it have to look something like Purchase 2 millionRehab 750kARV 4.75 MillionYou''l clear one million after closing on the sale of finished product but you'll need to be at least 1 million liquid to get the deal done.

If the foreclosure case was further out you could rent it for a little while and try to recover some money that way but not with an impending sale.  

Im not for sale 

They could charge 4% of sales price, 8% of sales price, or a flat fee of $4000.

But you better make sure all your ducks are in a row, all your facts, all your documentation, everything supports that your original intention from planning, acquisition, renovation, when and how you started marketing it for sale, etc, your history of other investments - your proformas, your e-mail correspondence, etc, all pointed towards that this was an investment / business use property and not a flip.   

Not to be a jerk here, but when buying due to an HOA forced sale it seems pretty basic that one would check for other liens.  

You need decent credit and some skin in the game. (15%-20% down + pay for closing costs)Typically when investors call me i will go over the numbers with them right on the phone and verify the deal fits our box / give pricing, then I'll take the time to do some comparable sale research to verify if your estimated ARV is within reason. 

I think the sale triggers a change from passive to active and it can be used to either lower basis or offset capital gains/depreciation recapture and if any is left your ordinary income.  

The sales process can also be very drawn out and tiring for themAnd for the sellers, and so they will present those offers from teams or investors they are sure can transact and try to filter out tire kickers.

A 1031 exchange, also known as a like-kind exchange, allows taxpayers to defer capital gains taxes on the sale of certain types of property if they reinvest the proceeds into a similar type of property.