I am also struggling to wrap my head around whether being our own landlord is a double bonus in this situation, and should make us willing to accept lower returns , or even negative cash flow at first, because otherwise, our $36k annually in rent is just gone every year. 

A lease option to purchase is no longer accepted as it use to be, you need to assess the sale matters as an installment sale and be able to justify your equitable interests.When rules change, strategies have to change with them. :)  

Your original intent may have been a flip, but if that changed to an "investment" intent due to market changes, then that's perfectly acceptable.

We completed refurb and got it listed in September, but it's not clear it will get an acceptable offer by November, then it gets quiet for sales.

@Dean HulsingOnce you understand the environment in which the business operates (local tenant population, average rents, physical and economic vacancy rates, the growth / decline of the local economy, the risk of the local economy (i.e. does most of the tenant population work for a single (cyclical, declining, growing) employer)), then you can compare the business (property) to its peers and evaluate its shortcomings and potential.After the above, you should be able to put a value on the business and, if it looks to be a profitable, long term venture, issue a Letter of Intent (LOI) with your offer and deal framework,  If accepted, you then dig-in and conduct the formal diligence.

I would offer that you place a third party manager that is acceptable to the seller in lieu of a bond.

Where can i find a good CPA faster and do you think they would accept part-time after i have a property deal?

Instead, the county council is restricting rural growth (unless you're a Master Builder campaign contributor) and channeling it into the western urban county.Seller situations vary, too: The seller of the low-priced comp home may have had very motivated sellers who accepted a lowball offer. 

For sale of a primary residence, most states (but not all) follow the the federal income tax Section 121 guidelines on exclusion of capital gains.  

I want to make an offer on a REO using a LLC (or whit a S Corp ) as a purchaser, once they accept the offer I will sign on behave of the LLC in order to get the contract, now that I secure the deal I will talk to my possible partners (I have already 6) investors to join me and I will let them close using the same LLC but at this point I will transfer it to them for a finder´s fee plus we will draw a JV agreement in which will state that we will split the profit at 50% on this way they will have the security on been on title and I will get the security of gaining my profit.Can this be done on this way  ?