There is a tactic that I have heard about where (rather unscrupulous - but still legal) investors will contact the owner after the close of an auction and will offer them cash on the side to let them buy the property from them during the redemption period.  

It's supposed to ensure there are no surprises after closing.

We stayed in our lane and closed 350 units in 23 and are having  a good 24. it does take time to become good.

I dont think the margins support hard money or two loan closings on this one. 

Settled at $247,900, 3% closing cost credits, and the seller also put in about $3,000 for repairs.

Call agents in the area that are listing a renovated house, or call agents who represented a cash buyer on a fixer upper.

Then shut it down to frame it up, put your roof on and close it up in a couple of weeks. 

Following that up with when you have the benefit of ownership of real property - it isn't until you actually have taken possession of the property.So then, the question comes, when that redemption period closes at the end of 12 months, does your holding period start with when you acquired the right to collect the delinquent taxes and interest?

Here's my concerns:Based on down payment and closing costs I would have to pull from retirement accounts to make this happen.

My vote would be for family or close friends who you know and respect from earlier than your current venture.