All my peers and clients who previously bought tax sale properties moved away from the strategy a number of years ago so I don't have any recent experiences to go off of,  but wouldn't be surprised if the lead time is longer this time of year due to the holidays. 

Booking lead time has been dramatically dropping over the last couple of years, and people booking week of is becoming more common, especially for smaller places. 

I've hated many of my tenants in my career.Given your negative feelings on the tenant I think you will feel better looking at this another way.

But same theory give them a second chance and many times I was negative cash flow I would rent for less than their mortgage to get them going again.. did well over hundred of those and I can count on one hand how many actually were able to totally cure and buy the home back.. 90% of them defaulted in the first 18 months..

We've pre-leased ~225 beds out ~240 already for next year and 90% of our leads come from that.

I’m likely staring at negative cash flow net of that high rate, or at best breakeven.

A strong buyers market indicates sellers price cutting and listings being bought under value which would lead to equity losses. 

We have all come with the best intentions and were lead to you. 

Those buying close to the city are either breaking even or taking negative cashflow and banking on appreciation (or buying all cash and parking money, ha).If you do consider Lowell, I'd also recommend you check out the Fitchburg/Leominster area as well.

But yes, your retirement benefits may be negatively affected when you play the S-corp game.