Rent: $1,450Mortgage, heloc, tax, insurance: $1,573before maintenance or any reserves etc., I am cash flow negative.

It's stucco and there is little or no cracking evident.Anyone able to confirm that that those prices per foot seem reasonable for downtown Summerville law offices, accountant offices, etc?  

I recently just separated from the Army Reserves due to medical (7.5 years).

As I read further into Canadian Tax Sales I felt some uncertainty and both you have confirmed it.  

In my research I've found that the house is owned by BOA and I don't think the reserve has been met but will they not budge?  

During this period wife and I had good DAY JOBS, we were stable and had a few other assets like invest accounts that we used for the required reserves.

Additionally, for me to refi these onto commercial notes would mean higher monthly payments, and my commercial lender would also want 20% down and for me to have a minimum of $36,000 in the bank in reserves to cover a year's worth of mortgage payments (which I don't quite have right now).So even if I wrote up a contract to purchase them and refi them, my bank would look at purchase price for the loan, not appraisal, so I'd have to come up with 20% of $174,000 for each one just to get them bought.I talked to my lawyer about setting up an LLC of some sort, and the lawyer was scratching his head on how to structure this.

Also, double confirm your major systems work.  

Once you have these reserves and a sufficient downpayment you can pick up your next property and repeat the cycle.  

I want to start investing there to increase cash reserves however I have an end goal of buying and holding multiple properties that are free and clear in order to sustain a comfortable, but not lavish, lifestyle for myself and my family.