We could have gone with a 203k instead of your client’s offer, but chose the cash for obvious reasons as timing is critical to my clients and they are counting on the closing this Thursday, June 18th.It’s a shame your folks do not have a contractor relationship who understands how to create a quality product, while ensuring an investor gains a healthy return on their investment.

I'd suggest building a strong relationship with an agent who can give you proper after repair values as well as understanding if homes are moving in the market.

However they don't usually provide the acquisition financing only construction after acquisition but results vary deending on your relationship with that bank.

What you are really looking for is to build a relationship with a few contractors who know that you will consistently bring them business.

I'm in Decatur and buy between here and Historic West End (aka the next Grant Park). :-)As @David Begley mentioned, you'll find some great resources here with broad experience.  

Now is the time to establish a relationship with a title company. 3) How long has he had control over it and why hasn't it sold yet?

If you don't have an agent that you trust, take the time to find one and build a relationship with them.

Do you have any, or all, of the following experience and skills:Blue collarbackhoelicensed home installertransport driverelectricianplumberconcrete workremodelerOfficeresident intake and screeningresident relations/community relations/governmental relationsbookkeepingcollectionsWhite CollarCompliance Management SystemDeveloping and Implementing a Marketing Plan that makes sense for the style and location of the community you buy.Selling homes at a profit and closing the sale.Establishing some legal and compliant manner by which your prospective residents can obtain financing to purchase the homes you are selling.For 4 and 5 star communities with prospective residents who average credit score is above 660 you will need to develop good relationships with outside lenders.For lesser communities or for communities where the marketing is geared to draw residents with credit scores below 660, you will need to develop some form of seller finance.Developing consulting or vendor resources for areas where help is needed.The more you already know, the less outside help you are going to need.

That type of buyer is a user not looking for a long term mutually successful working relationship. 

If you have a good relationship with Home Depot or Lowes, you can go to the pro desk and request the top or most popular SKU's for each department.