The homeowner will probably get tons of calls before the actual sale date giving him an opportunity to catch it early.

This is about a year to date of your posting Michael and it is still relevant.

It is a long held belief in investing that you  "Marry the property and Date the rate".  

Furthermore, you will already have a cash-flowing property in your hands and you won't have to compete with the crowd of people jumping in to purchase real estate because rates dropped.Another piece of advice you will read from time to time on these forums, "Marry the property and date the rate!"  

Regarding non-signature, simply note on the bottom of whatever document you are trying to get him to sign that you requested signature, tenant refused, and date/time stamp it with your own signature.

You would need an appraisal, or some sort of FMV as of the date of transfer, which would essentially be your proceeds.Please don’t make the same mistake twice!!

I just finished my largest and most expensive rehab to date (and my first to go way over budget, 123 year old units can get expensive to rehab).  

I'm sorry some of this information is very out dated and hasn't kept up with what's going on.

I will ask my contractor for a completion date when he bids me.

If you do not take possession within 3 years after the tax deed date, or file an ejectment lawsuit within that time, you risk the owner being able to file a lawsuit and get the property back without paying you anything.3.