The first tenants were fairly nice tenants, mom and her two kids (both teenagers) who were very helpful, showed us around their place and got us upstairs (vacant) access; however, both complained consistently about the previous (still current?)

The zip codes you chose can have some higher pricing compared to other zip codes in Jacksonville, But, I think it is fairly attainable, even turn key.

That’ll get you blacklisted pretty quickly.My story with the brokers is fairly consistent.

My point is that if you are going straight to the seller's agent and they wlil charge a full two-sided commission, why not use your own realtor who will always fairly represent you? 

You can then decide if you want to give them a discount and what would be fair.  

This space is fairly new, and I don't pretend to know everything!

Not sure where your located but its a gamble to rent and wait.. its only 6k negative a year that's not bad.But if having that debt precludes you from other investments then sometimes its best to cut and run..

I am fairly new to BP but I have been doing deals in San Antonio for quite some time.

Also lets say they sell at the auction for 200k at the auction is this considered a fair market value sale in the eyes of mass health or is mass health still going to require an appraisal be done?

Why would they buy an REO property in 2015 in a fairly nice neighborhood, and then abandon it??