total profit is $25,500 minus closing costs and paying myself back the $12,900 I'm looking at a $10,000 profit.

If STax is paid at all, I would assume the assignment fee and not the total cost.

Unless you have a crap ton of properties its fairly easy to just update the numbers once a month by logging in to your banks website and copying over the new principle balance figure. my excel simply shows property address my estimated value, the debt amount and calculates total equity. 

Really depends how long it’s been sitting.At my last turnover we listed 100 bucks higher the previous rent and had it rented in 3 days of posting photos (3 weeks total, but most of that was without photos due to work being done).

If the total rent is 1100 or 550 a unit on an average condition property for 45k you may cash flow.

But, I wouldn’t bet on it.

We have placed offers on 3 houses so far and have been totally out bid by other buyers.

We are looking at an entire row of houses, 5 total, that would be made into student rentals. 

The mortgage company doesn't care as long as their lein gets paid off correctly, as it should if you are using a reputable title company.The 1031 exchange is a totally different issue. 

The asking price for the home is 132k.OPTION 1 – Cash After Repair Value = $132,000 (estimate)Discount 80% of ARV = $ -26,400Repairs (Price per square foot) 1,190 x $5 = $ - 5,950Cash Price (seller pays closing cost) = $99,650OPTION 2 – Sandwich Lease Option – “Perfect Tenant Program” Term: Minimum 5 yearsOption Price (buyer pays closing cost): 125,500Option Consideration (non-refundable fee we pay you): + $500Monthly Rent: $950 (profit + $100 cash flow per month)Total profit (If completed full term): $132,000Note: We are the tenant-buyer, but we will sub-lease the house to another tenant-buyer.