@Ned Carey thank you sir! I'm still learning the ropes and plan to invest in bp pro. I have just been reading and learning as much as possible. As I stated after losing my first attempt at a flip (I got in way over my head) I've been trying to recoup my loss at this time and rebuild. With a change in company's and also a bankruptcy I'm at the verge of buying a new home for my family and then working on some investment property's. I'm a project and sales manager for a roofing company and do fairly well for myself but have a few months down time from mid December to mid March where I would like to fill my time with flipping a house or maybe two to start with. Also if like to build a portfolio of rentals property's as a retirement income, the tax sale was something I heard from a colleague who to say the least is full of it. That is why I inquired here about it. From the sounds of it in your experience these tax property's are probably not the best investment then if they take some time to aquire? Should I stay to purchasing homes in a more conventional manner?