You may be able to avoid a vacancy which will be one of your largest costs if you raise rents and displace your tenants.Your tenants can apply for Section 8. 

House is worth about $45k on paper and $25k cash, neighborhood is not the best but in my research anything otc is not going to be in beverly hills and those houses hardly ever go to a tax sale and when they do it goes for almost retail... 

You might consider having a conversation with your agent (and your attorney, should you ever need one) and make sure you both have clear expectations about who is going to make calls to whom, and for what. 

Did your neighbor ever live there or was it a rental?

I wrote a BiggerPockets blog post on how to find comps and calculate the ARV of a potential deal: https://www.biggerpockets.com/blogs/8814/68395-how-to-find-real-estate-comps-and-calculate-after-repair-valueHappy to answer any questions about that blog post or the process in general.As far as finding potential deals, those are slim on the MLS and you'll get the largest spread for your buyers by looking off-market. 

You raise rents every opportunity and that counts as your work.Did your dad ever raise rents?

If you ever want to have lunch and talk about real investing strategies happy to do so.

Hit me up if you ever want to chat REI in maine. i called the hard money firm you recommended to me on my recent posr, (milk street capital) I may pursue them!

I recently came across a potential property in a market I haven’t explored before. Ran some numbers, took a look, cane to find out an investor has purchased 11 homes from an owner who passed away and was selling off ...

I would never ever say anything less than "about two weeks" unless you have the cash waiting in your bank account.