Would you alter the underwriting to exclude these homes when determining the value?

I also use Google drive, so all of the property documents, rehab plan, invoices, etc. are accessible for the investors to view and a spreadsheet on google drive with the property financials and weekly updates. 

if you didn't file then you can still do so.Lenders want at list 2 years financials and credit score. you could possibly House Hack a small multi family 2-4 units on very good first home buyers terms, which are often with very low down payment. 

At the same time, IL/Cook is not doing good financially, so I'm sure it'll just go up.Declining population is a concern also.

I just want to achieve financial independence from this business in the long term. 

I’ve seen a number of deals where a Roth buys an option on a “financial friend’s” rehab for $1,000.

If it's been longer than 7 years, you might just leave 'em.I recommend Dave Ramsey's Total Money Makeover to get your financial house in order. 

I'd still offer slightly lower, but here is my financial situation:-Currently paying $1600/mo on my personal home-I have $12k in cash, $8k in taxable investment accounts I can liquidate, I also have ~$30k in an Roth IRA.

There are times when we don't mind working with new remote investors, but they would be in a much different financial stratosphere than where you are today. 

As George mentioned, you will have to work with solo 401 K providers like mysolo401k, broad financial, total control financial and many others.I moved my SDIRA money last year to solo 401K and I have full control now.