do any body know how or inside information about make money with tax deeds sale excess proceeds I need the inside information 

Definitely areas you can break even or cash flow on multifamily properties here, message me and I'm happy to get on a call!

A $12k commission may actualy break down to less than minimum wage with brokerage commission splits, taxes, insurance and all expenses factored in.That's why agents are careful to make sure they are going to be paid for their work, if they want to stay in the business.

So it's pretty hard to break 5% utilization. 

I'm doing a live and flip right now and breaking a SFH into a duplex by remodeling one part of the house, then renting at top dollar once the remodel is complete.

You own one truck full of tools and if it gets stolen or breaks down, its now my problem?

If not, then the seller has to make sure they pay all of the costs associated with breaking their contract with the PM. 

We recently bought a duplex and are almost done remodeling it to get us to where rents need to be for that A or B class tenant.I personally find that due to long term buy & hold in this area, it’s just enough to break even for first year or two.  

There are plenty of ways around an HOA but they tend to break the rules that you committed to following.

is there a legal way to to break the lease?