@Joel Owens I appreciate the input - but actually in this area the vast majority of houses have popcorn ceilings (even new construction) and unimproved backyards.

The vast majority of licensees are useless.

Google Lucerne CA  on the GIS that shows lots and then scale in you will see the town developed on the flat ground by the lake.. then as you go up the mountain side you will see a vast amount of lots  Over 6,000 of them all mapped out.. and many streets were put in ( dirt roads in the  60s ) but none of those lots are buildable any more.. it used to be you could get 8 to 10 of them together and create a 1 acre parcel which is buildable with well and septic there might be 3 or 4 of those up above town..

The vast majority of the requirements occur pre-close in the underwriting stage - the requirement is to not need renovations "at origination" - this is determined in the appraisal and generally can't exceed anything more than $2,000 in needed maintenance. 

The vast majority of the time they will still ask to be removed (or hang up before you can ask any more questions). 

Forward my info to anyone you know in Atlanta area.I'm blown away by the vast info on this site!

A vastly overpriced home in Alabama, would likely be a steal in the Bay Area of California

However, closing costs could be vastly different depending on whether the taxes have been paid already or not for this year (can be paid without penalty before Jan 31 of the following year).

I grew up in the tax deed business in CA with my dad thats how he bought the vast majority of his inventory ( land) in the one county that we were dominate bidder in I would say out of about 300 to 400 items going to sale yearly  no more than 3 or 4 would have any kind of major improvements on it and an actual livable house almost never ever.  

However, because Iḿ a senior investor now with vast experience and I understand and respect the communities I operate in, I can weed out that element.