Utilized a low down payment loan, maxed seller credit, tax proration and closed on the 1st of the month to maximize my cash and acquire this property What was the outcome?

To defer all tax you must purchase in total at least as much as your net sale.

This will be the largest bond sale in US history coming up which on top of the debt we are also running as well - if we have so much debt to sell I do not see rates going down, I think they may rise (or stay around where they are at). 

You need to be very confident in that sale price. 

If you look at the last 20 years of sales, annualized returns on single family detached are 6.18%.

I'm a licensed sales person in the state of Florida (located closer to central FL, Space Coast area if you are familiar), with intent to enter the commercial real estate brokerage industry as soon as I can find footing.

If this agent has been the procuring cause of sale, you are about to submit an offer and you feel confident with this agents representation let that determine if you want the ability to "shop around." 

I decided not to contact the foreclosed upon owner (who lives in the house) about moving and redemption rights before the district court approved the sale. 

The seller received multiple offers and agreed to accept mine—on the condition that I waive the appraisal contingency.The biggest concern was the lack of strong comparable sales in the area.

There are types of deductible debt: - Acquisition debt (a loan to directly acquire an asset)-Renovation loan (loan against an asset, used to renovate that asset)-Replacement debt (a loan which is a refinanced replacement of an initial qualifying replacement).