I've found simply posting questions/ideas to the forums is the best way to find quick and detailed answers from people in all different stages of they're real estate investing careers. 

I haven't completed one for them in many years and simply said I didn't have time for it.If you are doing evaluations for clients to buy property to make six figures commission per deal then you are not interested in these reports that take a lot of time.Look at COMPSTAK or a commercial property management company local who might do the report for you.I do have local contacts in Austin but do not know if they have time for such a report or not.    

The purpose of keeping the refi property rather than selling to get the funds for 1st flip would simply principal pay down equity position which is a slow process but if it's $110 a month principal payment I could realize $2600 in 2 years if I sell off property, correct?

The listing agent is right in not entertaining your offer, as he'd simply be tying up the owner's property for60-90 days, preventing him from selling it to a real buyer, getting that much closer to an auction.  

I would rather not sell the property as it has an amazing view is across the street from national forest and I fell the income potential out weighs the sell value.As far as the donation, I would in theory get a tax write off as they are titled much like a car is.When the house was in decent condition,(2003ish) i got $650 pr mo if im not mistakenI would have to do an almost complete rehab on it to get it in livable condition, New siding, roof, Ceilings, carpet, doors, back porch and patch alot of holes in walls.

A cash offer does not simply mean you are not using bank funds.

I often feel in over my head simply because what I know now is just a drop in the bucket.

Simply. included inspection within 2 weeks for approval and or partner approval.

That's not the case across the board and it may simply be an issue where the association isn't aggressive enough in collecting past due balances but I've found that not to be the case most of the time.  

This marks the 4th property in just over 2 years.So I have been going back and forth on getting my license simply because using an agent seemed redundant especially since I was the one finding properties, she would never send me potential places.