Seller was about to loose home to tax sale, paid back taxes and double the amount paid via credit off sale price.

Okay, in states that limit deposits we don't have excess amounts credited toward that account. 

If you owe 17K to the IRS, your business must have had a pretty good year and I would imagine you should have paid off the excess tax you owed right away when you found out you didn't pay enough in. 

The reason you haven't closed on a deal this month, is because you are committed to closing a deal this month and not Committed to cold calling 10 MLS listings every day for the next month.The reason you can't get rid of that stubborn belly fat, is because you are committed to loosing belly fat and not committed to running 3 miles a day.Essentially, my epiphany is nothing short of this.Focus on the process and the results will come.

My turnover in Troy varies with the neighborhood- in the desirable areas(as a real estate broker, I can't really say what or where a desirable area is,) I can't even calculate turnover, as some residents have kept their apartments since I completed the buy/rehab process- sometimes in excess of 5 or 6 years.

:)PS: I will be wholesaling the properties, not fixing them myself ;)You will struggle doing anything successfully here in the US from AustraliaI tried and lost hundreds of thousands $$$ and that is why I moved hereEven to this day, I loose my A$$ on deals that are right around the corner from my office.When you have a different accent, many folks here smell blood.Be very carefulJust my opinion.Much success

you will loose your shirt. 

Cars a typically bad places to park your dollars as they almost always loose value.

Enough back story: They aren't excessively wealth but have money to invest..

My mistake was hiring a "handy-man" who took the bowl of the toilet off to remove the wall paper behind it, but left it loose and leaking if touched.