(I know I will need to live in it for at least a year, which won’t be a problem since I work fairly close to Philly (Princeton)).

The money is paid with receipts on the day of the tax sale.  

I recently closed on my first rental apartment here in NY.

. - I think the best suggestion to the owner would be a sale leaseback option as a way to incentivize them to think about pulling the trigger sooner. 

If solid comps are showing 120k, you should be good, "if" you have solid rehab numbers.When I run numbers for a flip, I take the worst case scenario on everything, then if I still have 20k profit(after commissions, holding costs, insurance, closing assistance) I will proceed. 

Hi Liam, Congrats on getting a gameplan together around what you'd like to do and for getting close to your down payment goal!

Here is there email to me: "With regard to your previous email, the closing attorney or title company is not responsible for securing or holding back the lender's private mortgage insurance to close any deal.

Most Realtors have banks/lenders they work closely with, so they should be able to make an introduction, or at least suggest some of the best lenders to use in your area.

Would it be smart for us to sale our primary, take the equity, buy our family home, then begin saving to buy our first rental property?

And then closing costs...of $10k?