The property was bought on a online tax auction.

The monthly numbers:Gross Rent = $1100Taxes & Insurance = ($156)Vacancy = ($92)Repairs = ($77)Trash, Lawn/Snow, Inspection Fees = ($103)PM Fees = ($161) based on 80% first month, 8% monthlyWater = ($46)Capex = ($110)Total Cashflow = $355/mo, $177/doorROI = 9.5%.  

Frank) stuff has been coming online to address this idiocy. 

Totally different area, different schools, different property taxes, but generally a good area for a buy and hold if you can get the right deal.

You need to structure the deal as follows:700k purchase 100k construction (deferred maintenace)800k total acquisition20% down consisting of two parts... 80k refinancable equity from your condo and a 80k seller note 2nd mortgage (your dad) Wrap up those big ticket deferred maintenance items right away.

Hey Wayne,So I should mainly look online and why wouldn't the agent and owner be interested in getting rid of a property?

Since you already passed your test, I would just hang your license with an online broker and do the proper disclosures like the others here suggested. :]

I sent a glowing email to the agent, their manager and DB/senior broker owner.You could also leave a positive review for them online. 

I have all the necessary letters, documents photos etc that show they are responsible for the total cost - responsible for the misdirected water - plus harassment & smoke screens  Lawyers I have asked have either waved it away as easy, or told me 'you can never win against a HOA'   Neither angle has been helpful not explained to me. 

Im estimating closing costs to be $2500The add says it should be able to rent for $700 each side so being conservative I estimated at $600 each side for a total of $1200 per month.