I have been mainly looking at listings on Trulia, Zillow and realtor.comIs there anywhere else i should be looking?

It was not the most convienient for them but I believe only one of the tenants stayed there as the others stayex with family or someone else primarily.

I suspect else where too but here in Georgia, closing lawyers hate land contracts, contract for deed and many won't even do them.

Looks like you didn't count the sheetrock work anywhere else, so maybe that's included here.Kitchen Cabinets/Granite Tops = $4,500Probably a little bit low.

Who else do you know in the area?

The worst thing you can do as an investor, IMO, is to buy bad deals because you believe you need something now or because you think there's nothing else out there.I hope that helps.Welcome to the site and congrats on that first profitable deal.

I realize this is a mess I created and I am hoping to learn from it.

Obviously I'm digging through all the forums to keep my wheels spinning and see what everyone else has to say!

This may help you look at a property and potentially submit an offer before anyone else (general public) will see it. ( i purchased my last property 2 weeks ago in this manner).never hesitate to let anyone know you buy properties (Friends, co-workers etc.)...you just never know if a friend of a friend of a friend needs out of their situation.Try driving (Time consuming) around in the neighborhoods you might be interested in.

Just wondering if there's still time enough in the day or if you just pass it off to someone else to handle dealing with PMs, maybe focus on acquisitions, your golf swing, etc ?