The realtors, sellers, financing, due diligence, timeframe and process are all different.  

They have the time frame and payment dates set but I’ll be sure to make sure things are going as planned.

Just thought I would take this opportunity to share with you some additional basics that I have learned within my short venture into investing with Tax Liens.My state (Alabama) currently has a 3 year redemption timeframe and pays approximately 12% per year.Ok, I assume you know the foundation on how to find listings and researching the properties etc.My discussion will begin with what happens after you purchase your Tax Liens.Firstly, be aware that most Tax Liens will be redeemed approximately 90% are repaid within the first year.Secondly, after the sale the previous owners are usually notified that their property has been sold and outline their rights of redeeming the Lien without additional consideration (aka cost paid to you the purchaser) if made normally within 10 days of notice.Thirdly, the annual percentage rate will only begin after you have held the Lien after 30 days; therefore you will receive only the original cost you paid on the Tax Lien; no more, no less.Lastly, you are not the homeowner just a Lien Holder therefore no keys, no access to the property, no look through so etc.  

Otherwise I attempt to buy properties that are significantly distressed so replacing everything makes sense within the ARV and ARR(After repair rents) that way the likelihood of major cap ex is less in my expected timeframe of ownership (7 years). 

There is an issue for the investor of being unsecured for that time frame or longer.  

Employers must comply within specified timeframes, and non-compliance may result in penalties. icpas.org4.

The PM before, Evernest, provided a guarantee for renter within a certain time frame, gave me a much higher rental rate estimate, and then when couldn't deliver, made up a tenant to rent the home and then made up a break in which 'deterred the renter' thus resetting their clock guarantee.

It is rare, if any, that lenders will go for that rate given the timeframe.

Although it is a short timeframe, I'll ask about their depreciation schedule and will consult with my tax advisor.

IE - your timeframe.