Also include the BP calculator printouts on your current properties as well as the property you’re refinancing.If you can’t find a small local bank there are many stated income or no doc lenders out there and many here on BP.

I've tried a couple of different platforms, including signs/banners, Zillow leads, mail campaigns, and networking. 

You calculate how much it will cost to fix the problems, and then include those costs when calculating your purchase price. the numbers either work, or they don't.

Any other utilities to include?

My employer does an employer match and since I have a good paying W2 the matched portion that comes out of my employer pocket equates to monthly cash flow of almost 4 properties that I don't have to purchase if I'm using my minimum number for a property at $200 a door cash flow, and this free money doesn't include any appreciation/interest growth just what the employer adds to my account until I retire.  

To make 16% profit on a $1.5MM sale you'll have to get it all done (including holding costs) for $385K.

Inventory is very tight with approximately 1/2 the number of residential properties (including multi units) for sale today as there was 1 year ago, which at that time, was a record low level.

You said that you had found two groups to network with and I assume that includes the fabulous Durham REI group by Quentin D'Souza. 

Other important factors that can vary by town included type of unit - condo, 1-family, 2-family, etc.

The IRS also will typically negotiate for pennies on the dollar if you don't want to wait the 10 years.IRS liens and state treasury liens are the only liens (including mortgages) that I know of that are not extinguished when a tax deed is issued.I have cancelled getting a tax deed in the past after finding out there was an IRS lien against the property.