Remember that a flip is usually going to be under market because of the condition - this typically means it is a cash deal - plus you are going to have to have a repair budget to bring it back up to par so you can sell it.

everyone else thank you all so much for the welcomes. my biggest question i have as of right now is, when you have motivated sellers calling to inquire about selling you their property, what is the best way to determine how much to offer them for their house in AS IS condition??

You may even want to call a few of the phone numbers listed, tell the owner or property manager that you are an investor in the area and ask them some questions about what rent you can get, what condition the property needs to be in, how easily it rents, etc.You can also check rental on zillow.com.  

Yes, I've become skeptical with tenants ever trying to improve their condition.

My partner goes to the section 8 office to negotiate a rent price which is in large part do to the amenities and condition of the house which will be noted by the inspector. 

We typically use the following allowances:Revenue:     Vacancy   8 - 10% (even though the vacancy in our areas is running from 4 - 6%).Operating Expenses:Maintenance and repar:  10% (of effective gross revenue)Property Management:   7 - 10% (of effective gross revenue)Reserves:CAPEx reserve:    8 - 10% depending on the age and condition of the property and its major systems.

No worry about that lien.I think what Adrien is referring to is an IRS lien as opposed to a property tax lien which is what I assume you are talking about.I get the sense you are new and don't know how to proceed regardless of the lien. so in simple termsEvaluate the property, how  much is it worth in it's current condition?

I should note that unless the home is in really good condition, repair costs will exceed $5k.

As soon as the property is in livable condition you can then rate and term the HML without any seasoning requirements as long as the LTV is supported.

Failed to maintain exterior walls of a building or structure from holes, breaks, loose, or rotting boards or timbers or any other conditions which might admit rain or dampness to the walls2.