Working with a Title Company will be useful, to learn if there are any additional judgements against the property and delinquent accounts such as unpaid utilities, HOA Fees, etc. 

Here are the numbers: * if I missed something feel free to communicate   Monthly Rent: $1,395 PITI: $594.85 Property Management: $139.50 (10%) Vacancy Rate: $97.65 (7%) Cap Ex: 69.45 (5%) Utility/Misc. (5%) Cash Flow: $382.43 *CF is used to build a 6 month emergency fund of PITI.

The second community I bought, I got cocky, and underestimated the cost of utility repairs.

I am a newbie to philly sheriff's tax sale , and kept asking this question to everybody to make sure i have the right clear answer , even at the sheriff's sale i asked one of the shirreffs, but was not quite sureDo i have to run a title search for any property i am interested in at Tax foreclosure sale , or also search it at the city hall records for any other mechanical liens , utility bills , etc... or i do get the tax deed free and clear as some of them said ??

No title company in TX will issue a title policy util after two years.  

I contacted local utilities as well--no issue in transferring that either.  

this preys on people who have money, but their credit isn't good enough to get a bank involved).LTOs pay all taxes, insurance, utilities, and maintenance ($$$).LTO's pay market rent at a minimum, often slightly higher than market ($$$$$).LTO's receive none of the tax benefits of home ownership, because they don't own it ... they are waiting out the clock, and trying not to violate the terms of their agreement until they own it.I won't even attempt to get into all the different flavors of shadiness that investors will paint themselves to obtain property to sell LTO, that's a whole different rant.In this situation, the owner (real estate investor or otherwise) gets all the benefits.  

Prior to selecting a brokerage, I asked the manager how they felt about creative financing and my solicitation of efforts with those that would utilize such.

We state Debits for Unpaid Rent, Unpaid Utilities, Unpaid Fees, Missing Items, Damages, Extra Cleaning, Extra Trash Removal, Other.We charge for everything we can, if it is legitimate and reasonable to do so.

Hopefully I will be able to utilize profits from any wholesale deals that I can obtain to invest into my first rehab.