Contract Price: $200,000Property Cost: $(130,000)Improvement expense: $(35,000)Zoning Attorney: $(10,000)This nets me a $25,000 in gross profit RE Agent Commission $(12,000)Capital Loss YTD from other investments: $(7,500)Net Taxable Profit is $5,500First time i am doing this so wondering what the cost of filing a 1031 exchange and hiring an intermediate for escrowing typically cost?

Since I don't have any experience to offer since I'm just starting out,  I do have time, energy, and I'm more than willing to help solve problems and add value for other businesses (by either improving one's social media and marketing presence to networking at other REIA's on their behalf) Would love the opportunity to connect, learn, humble myself, and get started.

The improvements needed are simple cosmetic, sand floor, some new vinyl flooring here and there, paint, kitchen and bathroom upgrades, and new appliances. 

Beforehand, inspect (as much as you are able) a few of the properties so you can start to get an understanding what auction properties go for vs. their condition.Ask questions of auction staff regarding purchase process. 

I suspect repairs will take 12 months and I will need 2 years to get the tenants to leave. not sure if the juice is worth the squeeze but the ability to project year over year costs, improvement work and the final refi must be out there in someone's excel folder. or am I over complicating things? 

It's not hard.If not doing it yourself you can expect the rates to be anywhere from 15%-30%.  15% would be the smaller type shops, most likely something similar to someone here that is already managing their own and can take on another few as a manager.  30% is going to be the bigger shops with big staffs that charge a big markup and often (not always) do a worse job. 

I said, "doesn't sound like an emergency, I'll get you guys a screwdriver set, but there's different screw heads that I'll have to show you if you never done it before".On the other extreme, I got a middle age tenant who used to be a home improvement contractor, belonged to the sheet metal workers union working for a municipality, was furloughed at one point.

Market driven appreciation is very subjective as opposed to forced appreciation through rent bumps and improving NOI.

Unless you can further elaborate what your building or how it improves the cash-flow/property value I don't see this as a wise investment.

Family has made all all the mortgage payments in the meantime, and incremental improvements to the property over time (added back deck with ramp, double paned windows to all bedrooms and living room).