It surprises me when I come across the nicer homes with no lights in the bedrooms. 

Personally I I am surprised it lasted a week.

Surprised the BRRR calc wouldn't calculate the cash out of the refi since that is that is the key part of the method.

Communicate with the owner (through your agent) about the unexpected CapEx to attempt additional deductions.The CapEx sounds like a pain point for the current owner, as an investor you can remove that for them.

To my surprise, they took me very seriously, told me what proper knowledge I needed to have, what the easiest way was to go about this with the situation I was in, and what Step 1 was for me. 

After I read your post I had a surprisingly stable hour or two of internet access and was able to follow the links you provided and actually do some more searches that (gasp) actually came back with results. 

I'm surprised to learn it works well in Atlanta.

You need to make offers that are low enough to cover for some unexpected problems anyway.With all of that being said, the HUD that I bought last year had a problem with tree roots clogging the field lines and the tank.

On the other hand, keep some cash in reserve as there's always an unexpected expense.

Do not be surprised, if a lender will request the last two years, of Federal Tax Returns for the LLC.