Water is covered by tenants on a single family. i've never seen a client pay for that so you can probably eliminate that expense.

USBank did NOT cover outstanding utility, municipal things like sewer and trash or the HOA fees. 

I think that would be the first step and they could advise you as to the best way to qualify for a loan and/or whether or not it makes sense for just your cousin to be on the loan and for you to have a partnership agreement outside of the loan that covers that. 

My question is: In this particular market is it it possible to offer home owners who have their homes on the auction list a price that covers their back taxes and interest along with cushion money to sweeten the deal and buy that property free and clear?

"highest & best" use of the land... you can see some pictures on my website: https://rejuvenationhomesinc.wordpress.com

From the pictures they sent me it would be alot just to clean all the junk out of the property!

They should cover your most common hurdles.

Does it help that I have plenty of capital to cover the down payment but just want to preserve capital?

The laundry room/gym reno is about to begin.All exterior projects are coming in under budget.Interior RenoIf you haven't seen the pictures yet, please click here.

Definitely a club to follow since they cover so many different subjects through the year.AREA Real Estate Investment Group - Meets once per month.