You wouldnt want to do a rate/term refinance as you barely owe any money and the title/escrow fees alone would be cost prohibitive.

Quote from @Alex Brown: Seeking recommendations for a CPA or Tax Strategist who specializes in RE and REPS Status.This post should help:https://www.biggerpockets.com/forums/51/topics/1222774-expla...And none of us is allowed to offer you our services as long as this post is in the tax forum.

Does anyone have any info they can share about investing in properties that have had unpaid taxes for a long time but aren't on the sheriff's auction or resale list?

If they gift it to you it's tax-free (as long as they're under the lifetime gift limit around 14 million) they may have to file a gift return though, but there won't be tax due. 

Understanding the terms, qualifications, and overall structure is crucial—after all, a loan is a loan, and knowing how to leverage it properly makes all the difference.As for Zillow, IMO, one should never use it for ARV.

Featuring stylish, modern furnishings and vibrant, fun amenities, this home is perfect for a variety of short-term rental visitors.

@Nathan Gesner Yes, I'm fairly confident if we were to hold long term, we'll do just fine. 

I've helped 6-7 different investors move money from Oregon to Wyoming in the last 15 years and they are all happy they made the move.Consider finding a market that has a better long-term outlook, economically and legally.

The planning staff should be able to walk you through any options for zoning changes or variances if there's a way to make short-term rentals work in your case.

It's a gradual, steady increase over a long period of time.