Problem is seller is asking for retail price value, about twice as much as I want to purchase for.

The problem is it is difficult to reach retail buyers as a wholesaler. 

Search for this publication online to find a discussion of the calculation of the number of loans a borrower has.B2-2-03: Multiple Financed Properties for the Same Borrower (10/31/2017)

@Mark Sherwood Welcome to BPYou don't flip or BRRRR properties that are in great condition and sell at full retail.

Going to Rockwell Institute for Real Estate (Washington state - online).

A lot has been said about online sales growing in the retail sector and what that might mean for brick and mortar properties.

My tenants utilize an online payment app (Roof), I run credit and background checks online (SmartMove) and keep all of my records in a folder on Google Drive.

It is pretty rare to buy, fix, and flip to a new retail buyer in less than 3 months.

Cost segregation combined with bonus depreciation is huge.A lot easier to 1031 one 100 unit property than 100 individual houses.Apartment rehab often stays below the $2500 de minimis safe harbor per item (because apartment communities don't pay retail) - which means immediate deduction and no future depreciation recapture (i.e. an HVAC replacement may only cost $2400).Some apartment rehab above $2500 per item can be immediately deducted if it does not meet the 20% "unit of property" rules (i.e. replace one HVAC system in a ten unit building).

I would place the utilities online then just close off the master water into the home and flip breaker off until you need it.