After much more supplemental research and reading through Montana chapters for their tax lien and auction process, it would be a tight window to tackle this year, though not impossible - at least if it's something I would build on next year.I expect close to 160k in forced appreciation from the rehab on my current home.

That money is sitting in an account earning close to 5% so we are not complaining.

I'm leaving out deductions for closing costs, maintenance, repairs etc.Say I buy a house for $300k, land value is $100k.

If you used an FHA, VA, or Fannie Mae to close on the home (primary).

In addition, because their rent is high tenants don't stay as long further increasing the vacancy time by increasing the frequency of turnovers.

Most of my issues are with failure to sync minimum night stays with Booking.com (apparently that's a manual setting) and repeats failures to properly open rolling availability windows across each of the platforms. 

Get the contractors to bid the job before closing and also make sure if they are recommended by someone else you go see their job sites and their progress on projects that they are doing!

The Motivated seller house is valued at 254,000 I offer to  am offering  to purchase the house at 75% of the appraised value which is $190, 500 and  pay closing cost of $ 7620 which is 3%.

Stay inside most of the time and read / study. 

I'm a new real estate investor (just closed on my first investment), finishing up my salesperson course, and also an avid outdoor/wildlife photographer.