Was it a paper appraisal or a full appraisal?

You’re most likely going to have to pay the full years property tax for all properties.

@Ken Catron If she could live there, you could do a FHA loan with as little as 3.5% down, but I believe you have to live there for one full year.

The house is full of cats and cat poop and is completely uninhabitable (I got a killer deal on it, and I knew what I was getting into.) 

I make around $100k from full time job. 

In my state, this woman will have been given full tenant rights after being there for this long, lease or not. 

It looks like vacancy is low and I would assume a high number of section 8 based on the parking lot being full around 12pm on a weekday.

For example I’m about 85% of the way through my first full fix and flip and and we are about $13k over budget.

You'll want to drive all the streets of a neighborhood looking  for homes that have signs of vacancy (tall grass in the summer, or non-plowed driveways in winter), or are just in poor condition.Then look up the owner information via public records and try to make contact one way or another.

I work full time, but really want to become a full time investor.