The issue for a Sheriff sale is that you don't get access to the inside of the property to do the appraisal. 

First off, he has been a paying tenant for a number of years.... in the many stories I have read on BP, it seems there is plenty of cost every time you turn over a property, so if this tenant has been in place for so many years, you will have turnover costs anyway, but you have saved a ton not having them for all these years, so for the folks tearing your business practice apart, I'd say it has worked out thus far.In regard to what to do...

Time, money, location, & network.Since this is on the multifamily forum I will assume you're talking about being an investor in apartment buildings. 

I would like to begin my investing here sometime next year with a "househack" after my apartment lease is up.

I'm currently working a full-time and a part-time job so I'm not ready to try start my own marketing efforts.

Here are a few images from an upper east side NYC apartment I shot two weeks ago.

We have prior experience flipping and leasing Single Family houses but new to apartment buildings.

I have been apart of Biggerpockets for roughly a year now while trying to buy my first buy and hold property.

I currently have a part-time job which allows me to start saving up for it and I have been able to save up a meaningful amount since I started working a year ago which I put in the stock market for now. 

@Matt Engle  What would be your strategy in finding these smaller apartment complexes?