Mini splits are notorious for leaking at the joints if not properly installed.

But, if all you have is a tax certificate, you MUST prove the tax sale was done properly, even if the other side does not raise that issue.

The key is doing a proper screening.

Based on equity curve , investment is making sense after we hold it for 18 years only considering zero appreciation…However once we are pro in RE we know we can crush that number by investing properly.2024 would be like 2009, a pivot year!

I'd just send them a move out list of what they need to do and if your lease states that you can show the place (with proper notice), I'd remind them of that and try to book showings as close together as possible to minimize the disturbance to the tenants. 

@Greg DevlinIf you go the passive investment route, you may check out this website that has a database of Opportunity Funds:https://opportunitydb.com/funds/If you do your own project, just make sure you have proper advice and planning before you make any purchase or investment.

Prices less than that tend to require a lot more rehab budget or, are unlikely to have the proper mix of location, size, amenities, etc to have a strong ROI.If you follow @robbuilt from BP you'll see he just posted on his IG story a link to my most recent STR I launched for a client! 

Tenant is giving me the run around and will end up staying until the last day if I had to bet and sheriff will have to come to I did this eviction myself and screwed up by not properly serving tenant summons.

I wouldn't consider it risky if you properly understand how to underwrite a deal.

Rubber, torch down roofing, is a tried and true method that lasts more that 20-25yrs if properly maintained.