Private lenders or bridge lenders may also be a good fit, as they tend to offer more creative solutions compared to traditional banks.

You are buying the house at a tax deed sale so people tend to pay much closer to retail than at a tax lien sale.

In general I find national firms especially the big boys, the CBREs, JLLs, etc of the world tend to have exponentially higher valuations on listings than the market will actually pay. 

When I have a client who has given me millions of dollars of business and referrals ask for a break if I am a dual agent or if the sale price is in the millions I happily oblige. 

@Ryan MarbleOrlando and Tampa are definitely different markets but like most markets, design and amenities tend to be the key players.

Sure there are some deals out there that pencil out but there are so many other investors competing for the same deals now.I am optimistic that things will turn around, even if it takes several years, as real estate tends to do that.

interesting - i just got a call from them looking to add me as a referral partner.  

Awaiting an answer from my banker on what their current rate is on a HELOC (smaller local bank that tends to be investor friendly).. curious what thoughts are on HELOCs in general right now for such things?  

Let me know if you need any referrals, I know a decent amount of lenders

Any question John Beck answered tended to lend to more confusion rather than clarify a point.