So it is a FACT that people on your foreclosure, absentee owner, job loss, tax liens etc. etc. list are NOT motivated.So here is what is going on.Everyone makes the wrong assumption that foreclosures imply motivation and that now becomes a fact to them.OK now, pay close attention.

Thanks @John M....Vineyards was a bit off the beaten path for me.  

(Again, not basing off experience, purely age).

I understand that for 1031 exchange, I need to purchase another one that is $1M or higher in order to take all the tax advantages.

@Sam ChanI know of an off-market tenant occupied portfolio where they're willing to sell individually for 5.99% to investors. 

. - Single family homes to rehab and hold or to fix & flip- Loan is in your name not your LLC- Rates between 5% and 6% depending on credit score- 30 year term loan, fixed rate, no pre payment penalty if sold or paid off anytime- Example buy at 100,000 and add 50,000 for rehab = 150,000 means 15% down payment or 22,500- So the buy is financed at 85% and so is the rehab if you look at it that way- House will be appraised off a contractors write up of the work to be done and must appraise out ARV to at least the 150,000 to make sense at all; if not loan is not approved so a buyer cannot get into trouble in that sense with lender oversight- all work must be done by licensed trades people, not the own themselvesIf this sounds plausible I'm happy to answer questions.

In the end you may be better off buying as investor today than an owner occupant a year from now. 

And I had paid over $20,000 in property taxes on it.

Talk to your realtor friend, they should know people who can give you that info-you may need to pay them for their time.Feel like I’m not yet financially ready to seller finance and put all this money into fixing up a house that is probably better off being torn down and rebuilt.

They must understand the "subject to" arrangement, including the risks associated with the due-on-sale clause and the fact that the mortgage remains in the original borrower's name.It’s advisable to have all agreements and disclosures in writing to avoid future disputes.Buyer’s Financial Stability:Ensure the new buyer is financially stable and capable of making the mortgage payments.