I finally found one at 20% higher than I was paying, but with a higher deductible and greatly reduced coverages (loss of rent from one year to 3 months, liability from $500K to $300K, everything else cut or excluded).Personal opinion (I work in insurance) and those of pretty much everyone I've spoken to in the industry feel we are at least a few years away from anything softening. 

Online Auction Sites - Realauction.com, LLCYes you're right, but it's not the only one, there are other platforms depending of the state and the tax lien type (e.g. redeemable has a specific platform), some county has his own system, finally, the main difficulty is to be updated on all upcoming auctions and retrieve the lists to do the research.

I wouldn’t state any final decision on family until I talked to someone knowledgeable about Fair Housing and your local occupancy codes.

I have few references need to finalize them and see if they can manage 12 unit or not5.

Just wanted to give a little update on this.My wife and I finally made it up to see the property a couple of weeks ago after the seller had to cancel due to being sick.

We can see the final line.  

My additional (and final) thought to @Benton Williams is this.

Howdy BiggerPockets Fam, I feel like I'm in a good place  to finally pull the trigger and invest in my first multi-family property.

We waited 3 weeks for a condenser motor and finally got them to give us permission to local purchase it - which could have been done on day with a local contractir.  

Your response just might be the final straw in someone's attempt to change their life for the better by doing what others have successfully done before.