It can create the perception that you have excess money.I treat my tenants with respect, but I would never even consider mailing a birthday card.

In most states (not sure about Georgia) the excess proceeds, if any, from the tax sale should go to the owner/heirs.

I assume you mean some sort of cutoff time for excessive noise (loud partying, lawnmowers on Sunday mornings, etc), not an ACTUAL curfew, right?  

Ben, I have doing this long enough to know that long distance investors will eventually loose owning cheap homes.  

If that's the case,  you have locked in a low property tax base, and a fantastic (high paying, easy to find, easy to manage, etc.) tenant profile, which I would not want to loose.

The best option is to demolish the whole place and start over.The condition of the house (which is a term I used loosely here) is our questionable part of this deal.

The discount comes from money loosing its buying power.

Lastly a couple months of vacancy to cover if you loose your tenants.

Ya, i understand that commissions come slower and bigger compared to homes, but i was prepared for that wait, because i am currently living all on my passive income of my current rental portfolio as long as i stay within my means and have a few months worth of living expenses saved away for the times i loose a renter and have a vacancy. 

Is the initial negative cash flow ok to overlook knowing I can cover the difference AND that the deal will eventually lead to positive cash flow in excess of $100 each unit per month once I re-finance and move out of one of the units?