Does the Sheriff’s Sale combine both tax sales and mortgage foreclosures?

How are you structuring debt vs equity?

After 20+ years in real estate partnerships, here's what actually puts you on the IRS radar (and what doesn't):REAL Red Flags That Matter:The Partner Complaint TriggerDisgruntled partner files Form 8082K-1 disputesPartnership disputes leading to tax filingsReal Impact: Instant IRS attentionSuspicious Loss ClaimsLosses exceeding investmentArtificial basis inflationSudden large losses without economic realityExample: $100K investment claiming $500K lossesRelated Party GamesCircular property flipsBelow-market transfersFamily partnership schemes without substanceWatch Out: IRC §267 and §707(b) violationsDebt Engineering Red FlagsBasis inflation schemesArtificial guarantee arrangementsPartner debt shifts near year-endCritical: IRC §752 compliance matters!

so, you're maxing out debt service which makes it tougher to cash flow.with that said, no matter the purchase strategy, you should always make sure you're using actual numbers, and not random assumptions.for example - some people will throw out '10% for capex.' 

To that end I just paid off yesterday my last legacy bank debt took me 12 years but its done an gone now. 

Eliminate debt, establish a budget, and save.

This allows many groups (I know the crew at Easy Street can do this) even close a loan in a week or less.They'll stay off of your personal credit, while not impacting your personal debt to income which is valuable as you start to scale.

Out of the 5 deals I am LP in, Rod's are giving me the top 2 returns (primarily due to fixed debt) while others, not so much but their returns do get accrued

If you take out debt to acquire, you will be negatively leveraged.  

I do need some debt.