Long story short, since your marketing budget is small compared to the other players in this market you have to make up for that with a lot of network marketing. 

If you have to borrow hard money, or are looking for a huge return then it's definitely dried up compared to 2/3/4 years ago.  

And compare SBL numbers on the contract with the tax record to make sure they match and you are looking at the correct lot assessment.

I train in wholesaling but also lease options and subject to and wraparound mortgages Virginia is pretty strict and having a real estate license really does help youI would start a marketing campaign toward houses with good school districts in medium priced housesI like expired listings because they want to sell I would knock on their door and give a free report and then follow upMost expired listings are overpriced because They don't have a lot of equityInstead of an assignment I use an option release because in many states assignments are frowned uponSo here are the steps-Contact the expired listing seller-Show the cost is sell by listing with an agent-Compare that with lease to own in getting your sales price without a sales commission down the roadYou can either act as a principal in the transaction by creating a lease and option with your LLC or sign a listing agreement and charge a fee to facilitate the lease to ownIf you're acting as a principal, you take your option and place a memorandum of option against the property at county recordsOnce you have the house under contract you market for tenant buyers in that area that have 3 to 5% downEither the tenant buyer or the seller or both will pay your option release feeP.m. me if I can help youBest wishesBrian

I'm a small fry compared to B2R and such... and the reason my two flippers use me consistently is because there's no paperwork involved...

I say minor repairs because this only really needs some lipstick to make it comparable to all the other comps.

It is more difficult to sell with tenants as this rental has lower cap rate to compare with cheaper locations in Kansas City metro area.

The monthly cost is pennies compared to the thousands of dollars you will make off of this site, relationships, and knowledge you reap. 

If this property were compared to a failing business, what would you do to make this business prosperous?

Yes, my wholesale inventory is down compared to 2013/14 but I still have a ton of eager buyers.