With probate deals, there could be court delays and so there is that much more time where the seller might receive other, better offers. 

@Tiffany Plovie I will take your advice under consideration, I guess the biggest delay was that I was dealing with this situation personally rather than business like, and need to put the personal aside and handle the business at hand

Looking for CPA to minimize taxes and Investment Advisor to expand knowledge of investing options to diversify investment holdings other than real estate.Also would like to make contact with an attorney with a real estate expertise.Any suggestions would be helpful.Thanks,Brandon

For example, if a seller is willing to sell you the house for $500k with minimal fixing, but the ARV is $800k, i'm confident that a buyer will jump in quick to take that off your hands. 

I have placed a tarp over an open roof on a property (to minimize any further damage) and have also done some yard work before closing. 

I never run the system while renovating because I want to minimize dust in the system so I didnt realize until virtually finished and running the AC.

In those cases cash will be minimal to none in the first 5 years or so.

Even if you have a gain like that the selling costs will each up a bunch of your gains and you tax bill will be minimal.

Otherwise I would be running with the ball as we speak.Now, the numbers all make sense for us to purchase at the discounted price, clean the place up with minimal repairs and has an ARV that will yield us a great profit.Here in lies the problem: my friend is becoming less and less committed to the deal and it's been increasingly difficult for me to motivate him.

Most of the ones I buy need minimal repairs or I will do most of the repairs myself and end up spending under 5k where someone else might spend 10-20k on repairs.It's not easy--they take work to fix and to find a decent tenant.