the spread was usually 10% or so..But for sure if a deal is stressed because 6% money only works and 7 or 8% money throws it out then those are some really tight spreads to be working with.. and one would not want to be signing up for 3 to 5 year call notes. 

We usually sell them within a month or two.

@Seth Deitchman Those are great goals:  Through Tax deed auctions you can certainly attain a profitable portfolio of flips/rentals if your Purchase Price is low enough to account for the rehab usually associated with Tax Deeds (as well as the other factors of course: neighborhood, market, etc). 

You will usually be required to put 25% as a Down payment.  

(not so important but if they only require 15% down on a single family home that is usually a good sign that you are working with a flexible lender) Can I change title to my LLC?

Normal business hours are usually a safe bet, so if you present the tenant with a written (I would also send an email if possible, never rely on one form of communication) date and time block that you will be entering to show the property there is little they can do to dispute your actions.Always remember that they can always take to civil court and being a landlord/property manager is one of the most litigious careers in the country, so make sure to document the process each step of the way to best protect yourself and your assets.

IO loans work well for properties that you can force appreciation through value add improvements, but need extra cash to do make it happen.

My plan for years has always to buy a property that not only helps pays the bills, but also will provide some extra income in the future.

What institutions are giving these rates usually?

I usually agree with your posts Brett but on this one I disagree.