If you were trying to give personal advice or constructive critisim about something that is off topic than a private message would have been more... to use your word professional.

2) Am I understanding correctly that a tax upset sale transfers any existing mortgages and liens?

@Rick Pozos  AS Rick noted he has not had issue when had to foreclose but he is also in Texas VERY short time lines..But you do the same transaction in Mortgage states were forclosures are judicial and time lines are years..

@Safiya Marie good luck with the exam, I think the margins are higher if you can close on a deal (off market) then just throw it on the MLS without touching it... price it right and have every investor fight over it, you will make more $ even if you have to use private/hard $ and pay the 2.5%

I am new to rental ownership and I am looking for like minded people around here at Rochester MN to learn more about details of this business 

Best thing about a quad is it's the largest amount of apartments you can get while still being able to use a traditional 30yr mortgage.

So how much is your w-2 income and your total mortgage debt/car/credit cards?

Because if you can steal public space and appropriate it for your own use private space sure looks like a good next move.

I really enjoy the property manager, they're getting 4.9 reviews for it and their team is great to work with.But I’ve only had a handful of profitable months, most of the time I’ve been paying either the mortgage myself or unexpected cleaning & maintenance bills, and my savings has run to zero, so it’s a big loss so far.

In both cases, I do not ask for - or expect - a discount on my mortgage or for someone to save me.