My rule of thumb for rehab costs is try to gain at least $2 value increase for every $1 spent on labor and materials.

Some towns have brutal rent control ordinances that can prevent you from increasing your annual rents. 

Its too difficult to guess what you are looking for.  

Is it true that you can increase the price of a home that is offered with seller financing so perhaps this amount offsets the discounted payoff offered by the note buyer or at least this increase may pay all or some of the Realtor's commission?

Is it a lot of work, or difficult ?

It appears the units are below market, however with some cosmetic repairs and perhaps some capex's I feel I could increase the rent by at minimum (based on local comps) 68%.I would offer 85% of list and estimated $20,000 in repairs/upgrades (this is probably a generous estimate - the property appears to be in good shape, basically needs a face lift).With all these figures, including the 50% rule, financing with 20% down @ 3.5%, I come out to a profit of $262 per unit and a cash-on-cash return of 9.53%.So, does this seems reasonable?

Working full time, finding properties, and putting in offers has been difficult for me.

It looks to be a little difficult to book trips though.

It is difficult to get to the right person in a big bank if the house is not listed.

My question though is that if the most recent property tax is based on the previous sale price, if your purchase price increases dramatically then wouldn't you get a huge spike in taxes?