Ryan Shaw , I'd bet on a bad control board.

If you try to evict him and he is willing to fight it all the way even if you end up winning he can then appeal it and it could take several months to get him out and you can be sure he wont pay any rent during those months.

So a safer bet is to build to create a rental property, and sell later.

Excel wins by default

I bet the Dow increases the day the rate increase is announced.  

For example, in tax deed auctions in my state (California), the buyer's winning bid will pay the defaulted (past due) property taxes, but the buyer is also responsible to pay the current year's property taxes in full. 

@Tony Santos I think your best bet would be to call a couple local banks or credit unions in your town.

They provide the service pretty much as what you described: find list of properties to be foreclosed, drive the properties and take photos, run preliminary title search to identify other liens, crunch numbers and go over the properties with investors prior to auction.They don't charge anything upfront until you win the bid on the auction.

Also, having the sheriff's deputy actually evict the tenant after you win the court hearing costs more money.  

Private money sources abound and are often easily negotiable to a win - win position for both borrower and lender.