Starting on the siding and roofing and all the finishing touches, we can’t wait to be done and start our next house which is vacant and demo begins in 3 weeks (follow to see updates) What I’m getting at is, the flipping world is not for the weak, you will get beat down, you will fail but in the end once you finally achieve your goals and jump those hurdles you’ll be sitting in a heating house looking at your accomplishments and realize everything you’ve worked so hard for this past few months is now a reality and it’s time to enjoy it!

UPDATE. 

Back in the day... the snow plow quite regularly took out several mailboxes along our street.

But when I say full gut and rehab I'm talking: taring everything down to the studs, updating plumbing and electrical throughout, probably upgrading the panel, adding duct work for heating and cooling, new mechanicals (boiler, A/C, etc) , hardwood floors, new kitchen, new dry wall and insulation, paint, finish work, etc.

@Glenn Hampdo you have any updates on this project curious to follow. i’ve also become very interested in multi family builds in Phoenix

I tried a few times and it was uber frustrating i just never went there again.. and being an agent representing a buyer it was painful.. your buyer is e mailing you everyday wanting updates.. listing agent wont communicate becasue they are swamped and have nothing new.. it was very unproductive way to sell inventory.. but we had to remember this was a crisis and banks simply / and servicing or asset managers simply did not have the man power to deal with it all.. 

@Russell Brazil I never was successful in getting an offer to the listing agent in 7+ days of trying. he never presented it to the seller either. seller stated the listing agent regularly sent him offers after they had expired or not at all

If their maximum bid instruction is acceptable to us, we tell the lawyer, as a courtesy, if we plan to bid higher than their bid instructions, and we immediately bid a dollar higher than their minimal bid limit when the sale comes up and the lawyer representing the foreclosure entity bids the minimum amount to start the sale.As another courtesy, I also talk to other regular investors at the sale whom I have done business with or whom I have another business relationship.

@Viraj Patel Where are these updates man :P 

From what I have learned so far, with my limited experience, you are accounting for a potential protracted vacancy, and should consider allocating some capital to update units when they turn over.