In my opinion, right now, there seems to be a surplus of inventory for sale however, the prices are set a little high.

There are 3 courses that have recently come to my attention about tax lien certificates and tax default properties either from others on this forum or from other real estate investors I know.1) https://www.taxsaleacademy.com/2) https://tedthomas.com/3) https://taxlienacademy.com/I think all 3 courses range from $1500 - $2000. 

So, you have to consider the range of outcomes, their cost, and their probability.

(Don't forget to split the 20% to 25% K shows by 50%)His minimum expectations are:20% Annual Net ROI Per Property Per Year8-12% Cash on Cash ROI Per Property Per YearAverage Value of Properties $150,000.00Average Down Payment on Properties $30,000-$60,000 (range between cash flow markets and growth markets)Coordination Fee Per Property of $2,000-$5,000SWAN Account Formation of $10,000 For The First Property and $5,000 Per Property After That (Sleep Well At Night Account)Minimum Duplication of Portfolio: Double Your Portfolio Size Every 5 Years

You'll find plenty in that range within 20 minutes of downtown Austin now.

The range on rates is from one of the primary correspondent investment property HELOC lenders in the country, a 50 state credit union we work closely with. 

I've been "analyzing" some properties on Zillow for practice and to see if this would even be feasible for me to accomplish, I haven't found any properties under 4 beds that would cash flow, however there are properties that have more rooms within my pre-approval price range that look a lot better on paper.

Other Sun Belt cities, including Raleigh, North Carolina; Jacksonville, Florida; Phoenix; and Atlanta, also posted rent losses ranging from 2.8% to 1.9%.

Tough time to sell a condo as inventory is crazy high and unfortunately, going to get higher as they keep building.

Hey @Jay Ritchie - From our experience here in Chicago, we typically see new water/sewer lines range in cost from $16-24k depending on the depth of the trench, distance from the street to house, and just different contractors.What area of the city are you in?