RBC will only lend if you have no more than 5 mortgages (including the one you are trying to finance).If you need to go commercial for a small multi (say 6 - 12 units) which is <1-2M in valuation, I would stay away from the Big-5 and approach your local credit union.

Guru is estimating purchase price to be no more than 40k, rehab is hard to say as he cant get inside the property to get an estimate. 20k?

In all likelihood there are no more redemption rights and even a void tax sale has been cured with 3 years of adverse possession after the tax deed date.

@Corey Collins, in your example of ARV = $170k (which is determined by your Refi Lender's appraisal), your ALL-IN cost (including rehab) should be no more than $119k, because you can't count on getting higher than a 70% REALISTIC Refi.eg.

not sure if your staying in WA with no state income tax.. but a lot of the folks i know that are high net worth invest in tax free muni bonds  AAA rated.. rates have been low but they are rising.. might be worth talking to your broker about.I would diversify.. and NOTES  would be a nice way to go for cash flow as well just get with a great HML there in seattle and let them place your loans for you.. lower your rate so you can cream the borrowers... if the local HML are at say 2 and 12 put your money our for 9 but be ultra picky.. risk of loss remote.. hassle factor none .. fun in looking at potential loans off the charts.. and return great.. the thing about pooled investments is just that your one of many if they go TU you stand a very good chance of principal loss... so if U went that route sponsor is CRITICAL and I would limit your investment with them to no more than 10% of your portfolio.. at that point principal protection is utmost not necessarily return...  

But they won't allow a private individual to have a second separate bank account with a different account number.I'm being told that I shouldn't put my property into an LLC until it has no more loan obligations (I probably won't be alive that long).What should I do?

We're trying to find something that is no more than 15-20 minutes from Kailua, reasonable commute to HNL, and land that will accommodate a great view.

I don't care if you have 120 houses, you are no more qualified to buy a 20 unit MF than somebody with 0 houses.

No more excuses.  

Anyone who hesitates because of concern about the length of the loan should consider this: such loans are ordinarily for no more than one year.