Perhaps you could ebay these and get closer the 6k+ I imagine. 

There is so much opportunity here that I can't imagine doing this in any other area. 

However, in time, I would imagine that their options are (a) renovate & sell them, (b) renovate & rent them or (iii) sell them in the open market on an as-is basis, in which case, the new owners (like yourself) will likely purchase & renovate them.  

I would imagine Illinois has some slow markets too as that state is not doing well.

Imagine, insurance is astronomical!!!

In May we are beginning our first flip, it's a bit nerve-wracking, but I've poured over the numbers and avoided the 'analysis paralysis' somehow. 

@Jason Ma I would imagine that depends on the purchase price, location, asset class, desirability, value add potential, property/rent appreciation, tenant base, hassle factor, opportunity cost, etc.

I'd be curious construction costs overall pretty high in KC right now...I'd imagine converting old house to 4plex would be good sized project?

(Which was particularly annoying considering all the business I throw his way).So Im out there in the pouring rain tarping the roof myself.

Retitle all your accounts into the trust.In addition to your living trust, you probably want to also create a pour over will that will add what you forgot to fund in your trust during probate.You would also want to look at an advance directive and a durable power of attorney effective upon disability or incapacity.Also check with a local attorney if you should transfer your homestead into the living trust or if you should use instead a lady bird deed as in some state it may create later issue with medicaid/medicare and/or homestead exemption and/or protection.