In term of reward, I know the reward of mortgage note, but for tax lien it's kind like semi gambling.

I would mention to them that you are looking to build a portfolio- a constant source of deals normally entices small banks.I would think is the safer route, rather than holding the property under your name where you have liability from a number of different angles.Likewise, if you are having trouble securing bank financing, you may want to look into a bridge loan, prove out the income for a year, and then circle back with a bank.

You'll have to sign as guarantors of the loan, but that's normal. 

Normally, as a listing agent, we would advertise the compensation for the buyers agent as a way to entice them to show and help sell the property.

My goal is to see what if any amount over normal market value you would pay to be able to assume the loan / What would you change about the deal?

Don't deduct anything that could be considered normal wear and tear.

It seems like this scenario is somewhat complicated but the property is also not high enough value to warrant a full-up normal cost seg.

Those are actually pretty normal commercial loan covenants at a bank.

Rental Amount: Charge "normal" market rates, higher?

Whenever I have an issue with financing, I normally contact local institutions.