You're not sweet talking anyone at a tax sale...that's where the money talks....high bidder is the winner.If you don't have access to money or assets, one thing you might be able to do is go network at the tax sales if you are willing to put in sweat equity to build up cash on your first few deals. 

I don't have anything to add or further suggest than what you already put in your post.

Loan servicing companies put in the same time and manpower to service a loan that is 90K compared to one that is 900K - there's no difference.

Thank you all for the energy and effort you put in here. 

I rented it for 1 year with minimal issues.In 2023, tenants moved out and I put in $5k in turnover costs.

They have rehabbed and sold thousands of properties...I think they do a good job of handling the rehab plus they put in "market rate" tenants. 

I didn't think about heating/cooling situation, which was good point to put in my list for consideration.BTW, What does PE stand for?

To remove hvac from crawlspace and put in attic it may cost me around 15k. 

No matter what platform you choose, you'll either have to put in a lot of work or a lot of money to get results organically.

For example, the seller might put in an expensive penalty if you refi early.Regarding the interest rate risk, I would not buy it today if the deal did not work at today's interest rate.