This is where modification strategies come into play, that's why your collection skills and negotiation skills are crucial to your return.

You need a seller who has standing, that is, Capacity, Powers, and Authority to pass title.So, someone with either need to become appointed administrator or follow as zip your process that your state IL may have for an informal or summary probate. 

Do investors often negotiate this cost down for purchases like this where the agent played a small part in the process?  

So pretty much I'm playing the role as there bird dog.

I am actually rather impressed with not only what you've accomplished but your tenacity as well given the circumstances in your country.Given the requirements you've outlined in your post basically putting out capital expenditures of $15-$20k for furnishings just to get $700-$1000 in rent, have you considered attempting to sell these off and holding the money for a few months when your purchasing power would be increased?

@Daniel SistoThere are a lot of factors that come into play here when you are looking at the refinance lending options.

I am adding a dishwasher, microwave, and garbage disposal as well as recessed and pendant lighting and moving every other outlet and light switch around.The price I just got to put in a 200 amp panel and move it from inside the laundry to outside at the other end of the house was $3000, but that depends on what the power company makes them do as far as moving the meter and where they are allowed to put the new panel.The price for the rest of the work, which essentially amounts to rewiring the whole kitchen adding a handful of new circuits and some of the den is another $3000.

I ask these 2 questions just to see if there is more negotiating power.

Karen,I did play with the new "experience" section.  

The inventory that most street level folks are playing with just aren't the same assets and those piggybacks are fleeting in their market share.