Contact the utility provider and get a historical average based on the last year of use.

Last thought is that the foreclosure might have competition or might be able to work a deal, depending on your local environment.  

I have had clients that did not know this house was vacant 4 months caught fire burnt to the ground .. first thing the adjuster does is interview the neighbors and ask when was the last time anyone was living there.. so same thing here with the freeze you need builders risk / vacant home rider  in these situations. 

Normally, you have to live in your home for 2 out of the last 5 years to get this tax break.

I will share my "Most Expensive Lesson" in the comments.To kick things off, here are ten examples of expensive lessons or mistakes in real estate investing:Underestimated Repairs: The classic pitfall where the cost of repairs and renovations far exceeds initial estimates, impacting the overall budget and profitability.Tax Liens: Failing to account for or being unaware of existing tax liens on a property can result in unexpected financial burdens.Contractor Liens: Not settling payments or disputes with contractors can lead to liens against your property, complicating sales or refinancing.HOA Fines: Overlooking or violating Homeowners Association (HOA) rules can lead to significant fines and headaches.Bad Loan Products: Opting for loan products without fully understanding their terms can lead to unfavorable financial conditions, such as higher interest rates or unfavorable repayment terms.Ignoring Zoning Laws: Investing in a property without a clear understanding of local zoning laws may restrict its use, affecting your investment strategy.Overpaying for a Property: Lack of research or getting caught in a bidding war can result in paying much more than the property's worth.Neglecting Due Diligence: Skipping thorough inspections and background checks can uncover unpleasant surprises after the purchase is finalized.Poor Tenant Screening: Failing to properly screen tenants can lead to unpaid rent, property damage, and costly evictions.Underestimating Market Risk: Not considering market fluctuations can lead to investments that don't pay off as expected, especially in volatile or declining markets.We've all been there in one way or another, facing setbacks that seemed daunting at the time.

Both sides have been rented out and the last second repairs are finally getting complete.

Since this last post, I started two businesses and have been somewhat successful with both.

this isn't even 10% of cash on hand but is my first real estate investment past my own homeThanks everyone , - RobExcited to hear everyone's opinions on the things missing ( I was OK with all of it then realized no dining room in bed last night after I sent the offer)

I heard from my God brother who worked for State Farm said that he couldn’t issue any home insurance last year 2023.

The last 'p' -- just because I love a good alliteration -- seems to be patience.