I have bought many a foreclosure with IRS liens.. you just have to let them sunset. .once they do you are free to sell them.. and you can get title insurance.you really need to talk to the auction rep and see what you acutally signed up for.some of them when you bid.. they give no reps or warranties and your on your own to check title ahead of time.. but I am thinking if you can't close or they can't give marketable title they will refund you.But just check with a title company in your area.. and If your in a Attonrey closing area with an attorney that does real estate clsoings this is not compliczted stuff to them.

I guess my goal here is to in some way do a house hack that doesn't involve my tenants in my acutal living space!

I personally would keep them seperate unless your broker is getting a cut from all your deals..you can disclose to your client that you are also a real estate agent if they need your assistance you would be capable of helping.

Oh yeah, that was not mentioned either, yeah, on that total left over $, Uncle Sam wants a cut of it.

Yes, they will take a cut as payment for their efforts but you may get something back vs. nothing if you can't find them yourself.

You need to use your personal network;   2) execute an agreement to take a cut of the sale proceeds directly from the Seller upon the conveyance; or (3) double-close as others have suggested.  

They saved up money, bought a cute house in a town they like, and they held on.

If I wasn't licensed, the best I could do would be throw the leads in the trash or hand them to an agent and be done with it.But, because I'm licensed, I can hand the leads to another agent to work, and if they eventually sell, I can get a cut of the commissions from those deals.

I plan on making it look like a cute cottage, sort of like a hobbit house.I’m told there may be a water leak in the living room.

The wood look tiles are really convincing and if you get a commercial grade product, the wear layer will outlast most anything else on the property.  30mil vs. 8mil.If you do decide to stick with carpet, for durability sake, I would go with a nylon or olefin, low pile, low profile loop/berber pile NOT a cut-pile!