@Ayana Mingo That's great news, a competent note advisor could be an excellent resource. 

In return they give the agent a low split and have them sign a 1-2yr non compete clause

They only people I hear consistently talking about contracts, non-competes and assignments are complete newbs that most likely also don't know the different between a grant deed and a trust deed.

What I have learned through my research is that the best way to know how much to rehab is to look at the retail houses on the market that sold to see what the bare minimum you need and compare flipped houses sold in the last 6 months to see what you are competing against.

Others in the areas of super low priced homes you could find 10 a day.. ( like Detroit).. whether you could sell them who knows..But one things is constant... everyone one runs in 10's   Hey I am a big player I do 10 deals a month..

Is someone competent in charge of this foundation?

My wife is willing to help with what I need and is more than competent herself.

It seems that sometimes , due to age , that you could possibly be open to more liability ( even though the gentleman is totally competent ) .ie.

It would have been more cost effective to find a COMPETENT (i.e., not me) GC I’ve seen enough from other investors now to know that the house could have been made rent ready for probably 5K worth of work.

Both those sites are the biggest players in the VA space.