That's a fat zero ROI for a buy and hold investments.

It's like a gym membership, just because you get a whopper on the way home and remain fat don't mean you don't gotta pay the fee.

Before consumer -facing rates rise significantly, the big fat "HEY GUYS LET'S DO AN IPO/SPAC OUR NUMBERS (temporarily, but  let's leave that part out) LOOK SUPER SEXY!!!"

I would recommend that you put tax sales on the back burner, until you have more experience.

One of the things I've done is move out of a $150K condo with tennis courts, a pool, and a fat HOA fee to a duplex I bought for $45K in a not-so-nice neighborhood.

You don't want to end up working for less than minimum wage by the time this project is completed.I've been in business many years and every once in a while my employees sell a big fat job to a homeowner for $50,000 or $60,000 just for plumbing repairs, electrical work and sometimes a kitchen or bathroom remodel.

But they're cool and groovy so the fat cats gotta have them. 

By the way, DO NOT draw up a contract without an end buyer on the back burner.

If they send a "home run" deal out to a hundred investors or so then more than likely the emotional bidding will strip out all the fat off the bone with the only folks making money are the lender and contractors.  

The tenant has an issue with one of the burners and the current owners are notified about it and they ordered a part for it which comes after we close the escrow.