We still have no idea.

That said, there's no doubt it can definitely add stress to be out of state.

No window air conditioners or freezers are ever included in the lease. 

Then I'd push those factors out if there were no good comps.  2 miles, 6 months.  2 miles 12 months , etc.It takes some local knowledge to know when you're pushing those parameters out too far to be useful. 

Here's what I'm seeing:For a $1000 rental, I need to have no more than $16,400 in debt in order to make my numbers.

With your background, I have no doubt you're starting on the right foot.How many properties are you planning to start with?

Looks like no one hopped on this thread so I figured I'd answer.

Not considering it will take years of perfect rental with no vacancy or capex just to “break even” with where they are today. 

How would you structure a 3.2M - 4.8M acquisition price, and let’s say I have no money.

There is no set time for the county to foreclose on the property via a tax sale, according to this article purchasers of the tax lien certificate have to wait 5 years, as the owner has a redemption period after the tax sale, so you could be waiting a while, and if I'm not mistaken, you have to pay the taxes each year until the 5 year period is over, then you have to file for a deed or file a lawsuit to quiet title.https://smartasset.com/mortgage/how-to-buy-tax-liens-in-cali...Hope this helps,Dustin