there is enough meat on the bone when i calculated the back taxes into the mix on the sale side. the owner knows the taxes have to be paid so she know that this is what is going to kill what she receives so just write the contract to her at her price she wanted to walk away with plus enough for closing cost she she will have to pay. tell her it may take a lil longer to close on it so at some point i may need an extension on the contract. then call city hall and inform them that i looking to purchase a property that has back taxes owed on it but the amount of back taxes is to much for me to buy and fix it and get the property producing again tax revenue again. when i get word from the city then market it?

Always options available...1) Blanket Commercial Mortgage w/partial release clause (Max LTVs 75% per property and property must produce a DSCR of at least 1.25 with most lenders up to 1.43 for the rest)2) Hard Money Cash Out (no limit on properties and not credit driven BUT should be used for short term and only if the property still cash flows with the higher rates - usually between 50-65%LTV)3) Fannie Mae offers "Limited Cash Out" for 5-10 Investment Properties with a 720FICOGet with a good Mortgage Broker OR develop a good relationship with your local bank provided they do "Portfolio Loans".Good Luck!

If renting is producing a positive cash flow, I wouldnt sell. 

You can buy at 50x rents(ish) and finance it at incredible rates AND get decent renters because they cant buy anything. 

Hi @Xeng Thao I will like to welcome you to the most incredible real estate website in the world.

If this interests you I would recommend contacting the top producing CDC in your area/region.  

If you are in a market where properties allegedly will not produce cash flow from the start, probably time to start looking around.

(I bought one of my best income producing houses with a 2K down payment, owner carry for 3 years and a balloon payment meaning bank financing after that.

Its incredible how comfortable it is.

if so that's some pretty incredible financing US citizen or not !!