Hre are the key things to knowWhat you are bidding on - often oddball properties that are hard to identify and have little value are auctioned offThe true as is value of the property, The tax assessment can be way higher or way lower than the true as is valueThe local laws and how they affet your total costs and returns

While I am always looking for off-market, as an agent with access to MLS, that's my primary source of looking for deals right now. 

If I were ever forced to take Section 8, I would start selling off anything I had in that jurisdiction.

If worse comes to worse and I need to get a judgement against the tenant and co-signer(s) can I force them to pay?!?

The amount of capital required depends on the city's appreciation rate.

I have clients doing 1 a quarter thats about the slowest to others that will go on a mini tear and I will help them buy 5 or 6 over a 45 day period then they go to work.But generally my busy folks will do 15 to 30 plus a year..

However, have you ever gone downtown to the steps near the capital and witnessed a Trustee sale? 

--I would agree that this market has opportunities for seller finance as a record number of properties in the US are paid off. 

.:  Are you talking about creating a first 50% of the note and a second for 50% of the Note and sell the first one? 

Yes not just for cash flow but for the health of the deal.