Courts are loathed to allow someone to lose title to real property for failure to pay property taxes and will readily set aside tax deeds for cause. 

The reasons are 1- less competition in commercial2- greater property types lead to more opportunities for “value added”3- commercial net income projections include expense for property management, 1-4 unit residential usually do not4- greater “universe” of properties to buy allow higher minimum return standards Of course residential is MUCH easier to successfully deal in, and with reasonable leverage has small downside risk, so I 100% agree that most investors should stick with residential.  

People from different areas of expertise to help guide you and give you their individual insight. 

@Rhia MckissicIn my PM agreement I allow the PM to sign the lease but it still requires my approval

TIA all opinions welcome I’d start with talking to the planning department of that municipality to see what the property is zoned for and what the allowed uses are in that zoning. 

Are these specialized companies/businesses/custodians/individuals?  

this might require a discount over selling them as individuals. 

@Adam Marx Unfortunatley, most wholesalers won't allow any inspection period or contingency, that's kind of the risk of buying from them, but the benefit of getting a property under market value and without much competition. 

Especially when there are tons of incentives for grabbing that "low hanging fruit," like there is in your particular situation.IMO your 'low hanging fruit' would be utilizing the new-ish Fannie Mae rule allowing only 3.5%-5% down for owner occupant financing (house hacking) on ALL small multi properties (anything under 4 units, so duplex, triplex or 4-plex).

The last two years the City Planners have decided to allow Three Story Buildings.