You will also provide the whole amount if you plan on repaying the loan in full beforehand.  

In fact, the more issues that arise, the more profitable theses properties become for the ancillary service providers....and you want to know why these investments are pushed aggressively by so many (besides of course requiring nothing more than a pulse to buy them). 

M1 has already provided fantastic value for me and I don't plan on backing out.Hey great feedback I am all for it if you get value..

I got a lawyer at the moment but they don't see to be too great regarding evictions and kind of unsure about the whole situation so will see if George Gibbs can provide some clarification on it.

In fact, for tax sales in PA, the parcel number check is usually best performed first, to see what mortgages can be found (if any); seeing a big mortgage means it's best to move on to the next property on the list.And on a side note, IRS liens can be wiped out at foreclosure of any kind, provided the IRS lien is in a junior position and provided that proper notice is served upon the IRS. 

The seller was willing to take a secondary position on other property assets and provide a 3yr 4% interest on his loan.

I personally feel that this window provides a good hedge without being too expensive.

An LLC when properly formed and administered provides separation and protection of assets that are outside of the LLC from the actions of the LLC.  

I would look FAR AND WIDE for someone to do an investment property HELOC -OR- go to a bunch of banks and CUs (including who you bank with now) to find someone to provide an unsecured (or secured if you have other collateral) LOC to get rid of the high int debt.

If anyone has done this type of project before and has a detailed/itemized breakdown of project cost (invoice), I would truly appreciate if you can provide me with a copy and any guidance.thanks!