Gamble you'll need to consider.

Dont want to gamble it and I intend to access it at 10k downs for low end properties.

Even if there's a small chance of getting caught, I'm not going to risk 18 months in the clink plus big fines and having my loan called plus ruining my creditworthiness just for a lower rate personally, but I'm not a gambling man. 

You hopefully won't lose much in that gamble but that is what all tax liens are, a gamble.

It's a gamble.

But its not unlike gambling in a casino.  

I’ve spent less than $1,000 total on heating (a couple igniters and a thermocoupler).

So many others "settle" and take the deal in hopes for higher sales prices in time, they are literally gambling on continued appreciation to take the deal down.

And we have the cash to ignite the process and know a lot about remodeling.

I'm a bit weary of choosing a property that already has a tenant in place (section 8 tenant or not), because it always feels like a bit of a gamble.