You are right-4 weeks is actual work-time on the projects, we will have holding time as well, although things sell fairly quickly in this market.We are just at the painful point of expanding out of our comfort zone into more than 1-2 flips going at a time, and perhaps we have advanced faster than we should have because we couldn't pass on these deals.  

Filling vacancies is not a pain point for me at all.  

Short term pain for long term gain.

Yeah, there were definitely more fixes than what I had listed - the more expensive things included a new roof $7K, relocation of the laundry room inside $3K, plumbing leak in the main bath (cast iron piping was a pain) $1K, and removing the wood paneling and retexturing/re-drywalling a large portion of the house $2K. 

Chris, I am in the same boat and I feel your pain.

That's a pain. 

In Philadelphia, PA in order to deed the property under my own name I'd have to pay a 4% transfer tax.

Selling property outright would likely put him in a higher tax bracket for that particular year, which could be very painful, unless he has some other losses that would offset his gains.

We tried another one but it was a pain.  

Some things in life aren't worth the pain.