I think you need to analyze far more deals than five a week and determine how you're going to find these off market properties and establish goals for your marketing method.

This is also going to be used as a method to obtain the 6-month cash reserves I'd like to have in savings. 

The sellers claimed it was cleaned up but upon a re-examination we found human waste STILL in the basement, not to mention the guy cleaning it up was just a maintenance man and had not come close to taking  appropriate measures to rectify (a shovel and hose doesn't clean up bio waste).

Just when we were about to close escrow, the house was finally cleaned out & vacated.

The bill was introduced several months ago and was methodically working its way through the legislature.

Pretty much any local lawyer should be able to help you but most the people I used to work with would probably be able to write you a clean operating agreement cheaper than reviewing one you wrote. 

I have not had this issue before, but if I do, I'll call other brokers and appraisers and see what they can offer or suggest for an alternative method of appraisal that the broker/lender will agree to.

Also tried the CLT ( charlotte, nc ) market with the same method and its flooded with wholesalers. 

Also tried the CLT ( charlotte, nc ) market with the same method and its flooded with wholesalers.

Nathan, if they are the old 1980's/1990s' wood, I have had luck just cleaning/deglossing with TSP (cuts all past oils/dirt from kitchen) and a scrub sponge (use rough side), rinse and then go with Polyshades (stain/poly in one).