We are averaging 25% profits on every deal and some deals yielded us 100% returns at the peak of the market allowing us to double our cash flow in a short period of time.

Or do I have to wait 2 years / redemption period?

Late last year, they were late past the 5-day grace period, so I sent a Notice To Quit.

So then you're negative in your investment because you had to pay taxes and insurance during your hold period...and maybe HOA dues or other fees....mowing, demolition, etc.   

Or should I go hard money with a smaller down payment and refi to conventional after seasoning period?

(Zillow tenants are also great because they tend to rent for longer periods of time.) 

Only when you buy with financing is there a seasoning period before being able to refinance.

You need to do periodic walkthrus to catch this and all the repairs you need to do. 

Periodically, the tax assessor office will determine what a property could realistically sell for, known as the fair market value.

I live very minimally at home currently, still with my parents, so I would only be spending about $350 a month total, including the loan (assuming I can get it for the time period I calculated, which is 3 years), so I would still be able to put aside about $11,000 for school, a car, and the downpayment for my first deal.