Hi Haley, As a private lender, we do DSCR Cash Out Refinances all the time, and you can close in your LLC. 

If they want cash right away then they have the option of selling paper right after closing.

I’ll be very upfront and honest- I have about $20,000 saved for a down-payment/closing costs.

Some lenders may want to see 6 months reserves on top of closing costs and downpayment. 6.

You will need to buy the tax certificate at the tax lien sale.

It wasn't clear if you plan to self manage and need the property pretty close to home. 

I ran an O&E and I got:- "notice of election and demand for sale by public trustee"  this is for about 350k and I assume is the lender whom he didn't pay- "MERS assignment of deed of trust"  I'm not sure what this is but I think it's related to a quit claim deed where he added his wife to the deed thinking it would shield him from foreclosure.

I really like to keep a close watch on my investments and living within access to them is the best way to insure the property performs to my standards. 

Your taxable gain / loss will be sales price less cost to sell less your adjusted basis.

It's a red flag and you should absolutely check them closely.