Hi Shak,If you have added value by doing upgrades to the property, I do know of programs that can do it with no seasoning.

they're often much more expensive than they appear because they have deferred maintenance that has been adding up over decades. 

I do not see that home prices have dropped 2-3% and this is a lot of added savings in additional to a downpayment if so. 

Take the few extra hours it may take to originate the bank loan and divide it by the added finance charges and its normally more than most borrowers time is worth.

I haven't added the 11th, the one that lost about 60% of value. 

My figures are below.TaxDeed Winning Bid: $489.00 (My Bid May 2013)Property Clean-up: $450.00 (mowing, trash removal)Taxes & Insurance: $80.00 (2013 & 2014)Sale Advertising: $130.00 (Signage, Newspaper Ads, etc)Filings & Legal Fees: $245.00 (Deed, Lien Releases, Sales Agreement Docs)Total Costs: $1395 (approx)Sold for: $3250.00 (August 2014)That is better than the 25% I would have received if the property was redeemed during the redemption period.

I added 5 properties this year. 

I tried in my market which is the 2nd biggest to New York, so pricing for ads was really high and the return was not great.

Flipping and other value adds is where the experienced investors are or if they are holding it likely is a development effort (such as adding a dozen ADUs).Good luck

Not sure where the ad litem attorneys stand in all this.