He is willing to pay six months in advance.

You want to make sure the mechanicals are all new and that the taxes have been reassessed and are valid.

Are there additional taxes to pay? 

I initially looked at this deal as a flip but realized it works as a BRRRR and I would prefer the tax benefits to the tax penalties of a fix and flip.

Now you need to figure out how to find deals and pay for them.

@Rufino MendiolaIf Illinois doesn't fit your investment criteria then I'd go with a market that has strong population/job growth, landlord friendly, low property taxes and high rent to price ratios.

The roofs were updated in 2021.All units are currently occupied on month-to-month leases, with three tenants paying $1,425 per month and one tenant paying $1,300 for handling lawn care and maintenance.

First, understand the local real estate market, including housing prices, rental yields, property taxes, etc.

Refinanced them both to get my money out but they only rent for $795 and $775 but property taxes are a little cheaper in AL. 

Note: the $1423 amount includes owner paying for electric, gas & water.