Anyone knows how to search for the most recent OFF MARKET sales that have occurred in our area?

It feels like on-market deals are competitive, and I ask because I've seen flips occur throughout this market, so I would assume a BRRRR would be possible.I want to BRRRR to use the property as a student rental/rent by the room scenario.Thanks.

This past year has not been the best and really beat me down mentally and physically(car accidents are no fun!)

You could get a tenant or their guest that has a beer or two and stumbles, and hurts themselves, either for real or a fake accident....It's usually best to just make things right.

That will hopefully occur by this summer.Lessons learned?

It has been bugging me that I have been managing on a more reactive basis, for example, if a tenant has a problem with a leaky sink, the HVAC stops working, a roof leak, etc. we will call someone in to repair it after the problem occurs.

How do you disclose something that may occur in the future?

I took over ownership and by accident became an investor after purchasing my own home and unable to sell the manufactured home. 

., your cost will only leave you at about $20k in profit (unless the usual cost overruns occur, in which case that $20k drops to a potential loss.This property just doesn't work as a deal...and there really aren't any solutions for it. 

One thing that is on my side if this were to occur is I only do month to month leases.