Tax liens in MD are good for two years. 

It is my understanding that people refinance and then use those funds other ways (personal living, investing, some to buy another property) as a means to minimize tax obligation. 

Living in the property for two years likely allowed you to claim the capital gains exclusion... up to $250K for singles or $500K if married.

4) James has only named one lender, who are the others he claims he checked with?

If they don’t satisfy that call, the broker could force a sale of securities, making them incur unnecessary tax liability.Let us know which brokers offer the best SBLOC terms.

You have to adjust your expectations to match current reality, which includes higher mortgage rates, higher prices, more expensive taxes and insurance, more competition, etc.

Brandon Turner's Rental Property Investing book is an excellent primer to understanding the happy path for purchasing a property - however in this market it really comes down to having bulletproof assumptions on rents/taxes/R&M/etc. as with rates as high as they are/inventory as low as it is, there is less cushion in your returns if you analyze properties with bad assumptions.

We then like to provide our clients with photos, tax information and comps.

Likely it is just a quit claim deed to your new name, however, also note that some states (ie MI - requires another form to be filled out and it changes our taxes - or can change them....).Get the help you need to make sure it is done right without costing you extra down the road.  

Summit county (Akron) has a much lower sales tax rate (6.75%) than Cleveland (Cuyahoga at 8%).The MLS in Akron shows homes at similar if not cheaper homes but for a good reason.