The listing brokers tend to (churn and burn) inventory as fast as possible because I make the full 100k where they might have to do 7 to 10 deals  for what I make on 1.As an investor myself this allows me to be patient and look at multiple sources to find the better properties to go after.Hope it helps.

My concern is that every time I drive by the house (it's on the way home from my full-time job) is that there has been 0 work done to the exterior of the house.I've been trying to stay patient about this deal as the sellers are elderly and they live out of state, so they are essentially having their realtor manage the rehab,but I'm starting to get frustrated at this point as the seller has had ample opportunities to bail on the deal but has continued to say they will get the repairs done.

My agent @Marcus Auerbach has been amazing to work with -- smart, patient, wise, and truly invested in the success of his investor clients.

I help one of the elderly tenants with the install every year because he is very patient and it is not very time sensitive for him. 

So I'd love if you would discuss these options with me if you're patient enough!

It's almost certain that no matter where I or anyone else chooses to invest, you have to be extremely diligent, have a niche that other's aren't fulfilling, be prepared, and patient enough to remember to not take a bad deal just to take a deal.

It’s probably best that I continue to be patient and disciplined if I plan on investing in my area

You just have to be diligent and patient. 

the larger the asset the more patient the seller usually is.  

Best to be patient and have the right buy!