Also, the home now needs brand new insulation , adding another $2,650. 

I currently have about 10k in the bank remaining and adding to that account slowly from my wife's job and rental income.I started to apply to jobs as an assistant construction manager and now considering starting a company to do property management.

I agree about the comments regarding Crook County so we do factor in a lower purchase price to compensate for the added timelines and costs.I'm coming to believe and will continue to test out the following: If you have a highly competent attorney, you should be able to reduce timelines and generally mitigate the risks of investing in judicial foreclosure states.

The added HOA or fees kill the cash flow on the condo we own and we are not impressed with the HOA side of communication/maintenance at all. 

We added value to the deal while we lived in it the first 2 years by making small cosmetic upgrades to the kitchen, baths and landscaping.

We added value to the deal while we lived in it the first 2 years by making small cosmetic upgrades to the kitchen, baths and landscaping.

I usualy have a 10% ish contingency, but it wouldnt be "for getting hosed" it would be for unforeseens, added work, or missed scope.

So something isn't adding up.

When investing in real estate, and that includes purchasing your own residence I'm all about adding your own value so that you can get more equity and sooner.

The best way is to form a relationship with them and then start adding value to them as often as you can.