Never invest in any city on this list of the 50 most dangerous US cities.Low operating costs: High operating costs are one of the driving factors for many companies, leaving states with high taxes, regulations, and other costs.

At the same time, someone else reduces your debt, and you get to use the tax code to improve your tax situation legally.  

and finally - i know this wasn't your question but i have to ask.

I'm finally ready.

Ideally, you want something in writing, but that is probably unlikely since no one will want to stand behind a not-yet-final number.

I've finally found an auction property I'm interested in, and I’m ready to make a move!

After collecting tenant pass-throughs for the year, do you pay the property taxes at the end of the year or the beginning of the next year?

Finally on 5/14/2021 (day 348) the refi was closed and funded. 

So we GAIN 7million + tax payors etc.. 

The real property investment can be repositioned if it proves disappointing in its original form; it can be refinanced or recapitalized if it has too much or too e pensive debt; inflation over time bales out many bad purchases, and finally the investors knowledge, experience and abilities can be leveraged to turn around a cash flow negative property.I’ll provide an exampleThree years ago we purchased a note from a bank secured by two auto repair facilities with a large amount of excess land.