I could be way off, but I really don't think you can buy homes at the tax sale in most circumstances with $100-$200,000 spreads between purchase and sales price. 

Selling the rentals via installment sales could also spread out tax liability.This post does not create a CPA-Client relationship.

I hopped on the roof with the garden hose to defend the property (even though initially it was contained) when suddenly an ember spread to a palm tree (that had been neglected to be trimmed for years) that instantaneously atomized/vaporized into hundreds of embers and spotted fires on several homes.

Examples might include areas in the Midwest, Southeast, or Sunbelt regions.Multifamily Properties: Consider duplexes, triplexes, or small apartment buildings to increase unit count and spread risk across multiple tenants.Short-Term Rentals: If you’re comfortable with the management requirements, STRs in vacation or business travel markets can offer significantly higher cash flow potential than traditional rentals.Value-Add Properties: Look for opportunities to buy undervalued properties where you can force appreciation through renovations or better management.Decision FrameworkRun the Numbers: Compare the projected cash flow, equity growth, and tax implications of selling versus holding with a refinance or HELOC.

15 year fixed mortgages are very underrated a 200bps spread is enticing as well as lower transaction costs.  

Focus most of your energy on the actual house, the spread, the team and the execution.

The idea is spreading, and could spread to some other spots here that have traditionally been STR friendly. 

Trying to figure out what I can/should expect to charge for 1)Purchase price; 2) Down payment and; 3) the spread per month if any on what I pay per month.

So, spread the word with your investor contacts that you are licensed and you are keeping your eye on opportunities in the market for them.

Meanwhile, water damage is spreading, affecting my unit and others.