I briefly talked with a real estate attorney with 50 years experience about quiet title as an alternative and he seemed totally clueless about tax deeds in general.I would love to hear from someone who actually has purchased a tax deed from an Arizona County and successfully sold it with an insurable title and warranty deed.

DeedA written instrument, which has been signed and delivered, by which one individual, the grantor, conveys title to real property to another individual, the grantee; a conveyance of land, tenements, or hereditaments, from one individual to another.Quitclaim DeedAn instrument of conveyance of real property that passes any title, claim, or interest that the grantor has in the premises but does not make any representations as to the validity of such title.Warranty DeedAn instrument that transfers real property from one person to another and in which the grantor promises that title is good and clear of any claims.Special Warranty DeedA written instrument that conveys real property in which the grantor (original owner) only covenants to warrant and defend the title against claims and demands by him or her and all persons claiming by, through, and under him or her.I believe a Quit Clam Deed, Warranty Deed and Special Warranty Deed are all "deeds", the only difference is the nature and extent of warranty the Grantor gives to the Grantee.

., as these and more are all potential issues)... simply recording doesn't mean the lien is valid and enforceable. 

City water and sewerLand prep and gravel driveways: $15,000Lot rent in the area is around $250, however, I would keep these all as rental for at least the first 5 years as that is the length of the warranty the manufacturer is giving me.

@Ashton LevarekMy two centsReplace HVAC with window AC unitsGamble with home warranty Try holistic cheaper non toxic approaches for pest control Diatamecious and Sticky pads

@Stetson Miller I think I knew that a MF is the way to go, but I needed it validated!

Even if it is your fault, you can base your decisions on presumably valid information provided to you.

He understands he's in a seller's market with lots of investors flocking here with all cash offers, and I'm worried that if I don't figure out a creative way to get it fixed I'll be out lots of cash I need to use to increase the value of the property.My plan right now is to understand what kind of warranty/guarantee came with the roofing job and hopefully have the company who did the work make it right if they really did replace it recently.

You've had several people make the good suggestion of making an offer that works for you and then giving a fairly long validity period.

I'll also reach out to some local brokers to find out true cap rates.Thanks for the help on this - I feel like this is a good deal but I'm looking to validate that with numbers.Separate question: Do you have a CapEx number that you carry on office spaces?