@Daria B.Your attorney can tel you what it will cost.Most attorneys follow Fannie Mae guidelines for foreclosure costs.

I can't interpret this for you as I am not an attorney. 

Hi Bob,If the LLC is a single-owner LLC, is it still crucial to have an attorney create the operating agreement versus a service like LegalZoom?

It is called piercing the corporate veil, and is honestly, not that hard to do by good attorneys.  

Wholesaling is very uncommon in my market, and all the other local title companies and attorneys I called seemed to not know much at all about assignments and/or double closings.

@Gulliver Raza I paid an attorney a few thousand dollars to create an iron clad lease agreement a few years back, and then it became obsolete due to new disclosures being required etc.

Attorney. 

@Scott GreenPay an attorney in that state you want to invest $200/hr for 10 hours and you will learn 1000x more information on tax sales

I recommend you join the local state trade association for mobile home park owners, and you will probably learn a lot and learn a lot of names of attorneys and others that can help you.

IRS seller might need to ask for some kind of settlement and compromise or get an a tax attorney to assist in negotiations.Is the IRS and property tax lien more than you want to pay for the property?