The neighbors get foreclosed on more than typical neighborhoods and that keeps values lower for longer.2) HOA association decides to levy a $20K assessment on all owners in the neighborhood in order to upgrade everyone's windows, decks, roofs, and siding.3) HOA increases monthly dues by $250 per month in lieu of a large special assessment. 

@Sal Zizzo Request all the invoices, work orders and related documents on any transaction you are not happy with.  

It sounds like the lower response rate of postcards vs the yellow letters is a good thing?  

It's higher in rougher areas and lower in nicer areas.

Our numbers dont work out until about $500K is it unheard of to go in at such a lower offer?

I use http://www.resimpli.com/They seem to be priced significantly lower and have great customer service.  

They are fantastic people (mostly), but they are involved in the transaction not committed to it.

Patrick Philip feels kind of slim, but I know flip profits are lower now in general because the market is so hot .

I don't know wether I should go further upstate or even in New Jersey or Connecticut which would be a long drive, or invest out of state so I can get better cash flow for a lower initial purchase price, then eventually I can work my way to invest here(if that would even be worth it).

What is the reason that the refi is needed, to consolidate the loans, lower interest?