I’m not focused on volume, but rather on maximizing the assignment fee per deal, compared to doing multiple smaller deals to achieve the same result.My question is: Where can I find sellers with messy titles?

You can start to educate yourself on the individual components; how much does it cost to paint on a per sqft basis or what is an average kitchen remodel.  

If the OP doesn't pay the taxes then the property will go to tax sale again and he will be wiped out.

We've invested around $50,000 in improvements (central air and hardscaping) and our mortgage is a 30-year fixed at 2.5%, with a PITI of $2400.We think it could rent for $3,750 - $4,000 per month based on local comps.

In 2022 the rents increased 12.1% year over year which was the 3rd highest in the entire country per https://www.axios.com/local/cleveland/2023/02/14/cleveland-rent-prices.

You have to pay depreciation recapture and gains on the pro-rated time it was a rental.

Offer the agent 5%-6% to be paid evenly per side.

Who pays when the resident breaks the agreement and quits paying? 

I'll save you the details but...Per door cost: $63,300All in Cost: 700kTotal Revenue: 137k(ish) annuallyNOI: 65-73% (in the expenses we included: insurance, taxes, $75/month per door repair expense, management fee 8%, grass cutting, & a misc fund for random crap business license, etc.)Now...

We don't allow advertising or deal making in our Private Message System, so that could be the issue.