This thread might be dead already but it feels like there isn't consensus.Regarding the suggestions for soul-searching for the OP (what's your risk tolerance, goals, profit target, etc.), try this: (my) #1 rule of business is don't lose money.  

@Todd Letourneau - realtor.com will show sales (at least in the disclosure state where I am) but won't show seller concessions.To the OP, I suggest reading the next link because each area will have differences; only you can identify what works wells for you:http://www.biggerpockets.com/forums/48/topics/77999-finding-comps---faq

oh, and to the OP- you are far from a humble person..

I know there was already another thread on this subject but kudos to the OPs to get this back in the spotlight.I personally have used E-rentpayment in the past without any issues.

To the contrary, my intent was that the OP should consider EA's just as qualified, if not more.

Edited to say:The OP came back on a subsequent post to correct their understanding of what happened. 

Also OP that isn't a horror story because of the new tax code, that's a horror story from an uneducated investor.

What you are talking about is cost to cure; a little different then a rehab involving functionality and or livability...but then again, the OP was explicit about the property's problems, this could very well be handled wiht traditional financing.

Good point about the iBuyers - I hadn't considered that.I think it's important to underscore the mentioned point that contractor's are taking advantage of this market (no offense OP).

I live in the DC area and I currently own shares in a co-op and am looking to purchase my first out-of-state property, likely in the Birmingham, Al or Cleveland, OH areas.