Depending on the market your looking to work in.one way I find is to simply call one of the major title companies and ask to talk to an escrow officer and then ask them what companies does he/she see closing private loans in their market..

Places like San Antonio might present more favorable cap rates, from what I read in Forbes recently.Refinancing could free up equity if today’s loan terms are more attrative, though that depends on current interest rates and the property’s updated value.

I can suggest some other areas as well depending on where you guys are looking. 

@Maynhia Stott Many states that sell tax lien certificates/liens allow counties to sell OTC - but it is up to the county to choose to do so.

Not a silly question at all but the answer depends on a few factors.

Choose a multifamily or single-family investment approach, consider low cash flow priority, and monitor interest rates and seasonal timing.

I choose that market due to affordability, potential cashflow and cash on cash return. 

@William Causey depends on the transaction and the parties involved.Agree with @Dennis McNeely on some of the transaction costs.A different issue though is with an Assignment, the buyer gets to see what you paid for the property.

Enactment of the clause depends upon the lessor (landlord) agreeing to the colors and rooms to be painted.

Lending options will look different depending on your answer.