Then your project would be eligible for 20% Federal tax credit & 25% State tax credit.  

I know the due on sale clause is unlikely to be called by the bank, but don't want to sell with even a small mortgage balance left.Seller finance is to lessen the cap gain/depr recap tax hit.

If it is a normal 70/30 leveraged property, you may end up subject to tax on 70% of your returns anyways - so cost benefit, is that 30% tax free portion worth the high tax rates paid and additional filing fees to get tax free treatment on the 30%?

You will need to work with a tax professional to analyze your current tax situation (income, deductions, activities, etc.) as well as projected income from the fix and flip business.The benefits have to outweigh the costs (payroll costs, additional tax returns, more stringent reporting and compliance requirements, etc.).One important note - an S Corp is not an entity; it is a tax election.

I do buy and hold single families for cash flow and tax benefits.

I have been looking at factors that affect where I would like to live (weather, politics, taxes, night life, etc.) but I am guessing that these don't necessarily indicate a good financial investment.

Does the Fulton County auction and lien deed process clear both Fulton County taxes and City of Hapeville taxes or does the city still have a claim to these back taxes?

The sale is in the county tax records and it is the highest sale price ever in the community by a significant amount. 

Prospective homeowners, consider property taxes when budgeting for your home.

In my area tax auctions don't have deposits.