The only way to reverse these is to prove the tax collector screwed up on notification and that is primarily done by counting the days in the newpaper.. they must publish for 21 consecutive days prior to the sale.

I've been there and felt the same but  IMO it is a churade because you cant count on anything with the legislation that's in place in NY and esp. down state. 

They are generous on the values so sometime my actual cash out of pocket is less than 15%, for example, I pay 102K for a house that appraises for 108K, the extra 6K they count towards my down payment so I get a mortgage for 91,800 because that's 85% of 108K and I write a check for about 10K.

You will want to talk to a CPA to see which hours count and which hours don't as there is a lot of gray area with your situation. 

We have offered her a "Cash for Keys", and will see if she moves out July 11th, but not counting on it.

Most hit all the bullet points excepting:Spending $175 on renovation and adding square footage or unit count does NOT miraculously convert to valuation.

I'm assuming that the 2024 portion of the stay counts towards 2024 and the 2025 portion counts towards 2025.

@Bao Vu From a bookkeeper's perspective, here's how this should be reflected:Tax Basis for the Flip:For tax purposes, the purchase price of the property you flipped (bought in 2023, sold in 2024) will count as part of your cost basis.

GC’s who have been around a long time are guys you can count on to build long term relationships with, they’re generally not the cheapest but they’ll get your projects done with the least amount of surprises/headaches.

Aside from the standard BR/BA count and square footage, I always focus heavily on the listing pictures for any comps I pull in my area - finding a comp that's as close to your property's condition and finishes will give you the best apples-to-apples comparison possible.I also wanted to second @Tim Swierczek's input: nobody in Minnesota likes moving in the middle of winter.