:Should I 1) sell now, reinvest and get a better cash flow immediately (after a break even investment over 18 months); 2) hold off until I can sell for atleast some profit, or 3) Sit and wait (buy & hold)...and assume/hope appreciation will come though in a growing market near Austin (keeps some diversification as well)Id like you hear some feedback.

I would suggest looking around and seeing what kind of companies operate in markets you may be considering.Try looking at:What to Ask When Working With a Turnkey ProviderandThe Best Types of Markets for Profitable Turnkey Properties

I've found that, once a property hits any list, it's already picked over and there's competition because others also have the list.The best wholesale deals are properties you can buy very cheap in order to resell low enough that an investor can buy it from you and still make their own profit.

That may be something I will look for down the line though once I have established a profitable history. 

In other words simply delaying paying the $120k tax for 10 years reaps you a $259K additional profit at 8%. 

A total of $1,588,768.94 in liens not sold.Number of liens sold to investors:2018 - 5312017 - 6302016 – 7662015 - 7672014 - 1,0622013 - 1,220Total dollar of liens sold:2018 - $818,883.67 2017 - $1,023,450.052016 - $789,139.402015 - $752,379.782014 - $1,359,566.572013 - $1,868,433.33Average rate of return overall:2018 – 4.52% (12.09% if you include the Struck to County which all get 16%)2017 – 5.91% (12.19% if you include the Struck to County which all get 16%)2016 - 4.71% (11.74% if you include the Struck to County which all get 16%)2015 - 6.52% (12.58% if you include the Struck to County which all get 16%)2014 - 6.58%2013 - 6.83%Number of Investors who won liens:2018 - 682017 - 842016 - 542015 - 682014 - 692013 - 106Total Number of bids for all liens:2018 - 4,0592017 – 3,6012016 - 3,3482015 - 4,3112014 - 6,2542013 - 54,255,0890You bid down the interest rate in 1% increments from 16% down to 0%.Rate Percent that had the most number of bids overall:2018 - 4% 832 bids2017 – 5% 688 bids2016 - 4% 867 bids2015 - 5% 551 bids2014 - 7% 1,162 bids2013 - 7% 18,001,058 bidsMost bids per lien/parcel:2018 - Four liens had 25 bids2017 – One lien had 25 bids2016 - One lien had 21 bids2015 - One lien had 35 bids2014 - One lien had 38 bids2013 - Two liens each had 482,840 bidsResults by Property Type minus the Struck to County (click on image to make larger):

There's SO MANY ways you can buy properties without banks and still net a killer profit and/or killer cash flow. 

It's an 80/20 split until a $16k cap and revenue share (not profit share).

One of the deciding factors is will I have to pay 20%-25% in property taxes if I roll the profits into a new multi-family property? 

At the end of it theres a 50/50 split on the profits.