We typically use the following allowances:Revenue:     Vacancy   8 - 10% (even though the vacancy in our areas is running from 4 - 6%).Operating Expenses:Maintenance and repar:  10% (of effective gross revenue)Property Management:   7 - 10% (of effective gross revenue)Reserves:CAPEx reserve:    8 - 10% depending on the age and condition of the property and its major systems.

No worry about that lien.I think what Adrien is referring to is an IRS lien as opposed to a property tax lien which is what I assume you are talking about.I get the sense you are new and don't know how to proceed regardless of the lien. so in simple termsEvaluate the property, how  much is it worth in it's current condition?

I should note that unless the home is in really good condition, repair costs will exceed $5k.

As soon as the property is in livable condition you can then rate and term the HML without any seasoning requirements as long as the LTV is supported.

Failed to maintain exterior walls of a building or structure from holes, breaks, loose, or rotting boards or timbers or any other conditions which might admit rain or dampness to the walls2.

What is the current condition ?

Depending on location, foreclosure time frame, market values, and condition of the property, you can often pick up NPN’s and control the underlying real estate at a steep discount.

But given the condition of the house, maybe not.  

Only an investor will be able to buy it in its current condition.

Ok great, much luck to you, the ultimate decision sits with the lender, the seller normally wants out and is prepared to accept an offer, the question is if her lender is accepting to the final conditions and terms.