The law might vary from state to state, so you need a state specific answer.

Does it vary more by area (of the country), or just contractor to contractor?

That's alot of time and effort for nothing.I always call, it's more personal and while it tips your hand in that you are interested in the property to a greater degree than a mailing, since you tracked them down, it gives you the opportunity to ask questions to determine the degree of motivavtion.I guess this post is evidence of the gift of perhaps meaningless gab, but that helps in cold calling.

My guess is that the specific legal terms vary from state to state (with the different standard Listing Agreement contracts).

If you do this calculation and determine that you will cash flow $100 per month, then that means the actual expenses can vary upwards up to +$100 over estimated expenses without getting you into trouble.

I am a very hands on person, and i can do alot of improvements on my own to a degree.

Tax sale laws not only vary state to state, but also county to county within each state.There are several sites that will give you information on these sales including one of our own members here GD Haslip who runs delinquent tax sales .com

Here is a brief overview of the process in CA but the laws can vary per state so verify in your state.

Rent and prices vary depending on location, size and amenities.

Your actual results may vary, depending on a variety of factors.Usually, yes - if you are doing multiple projects within one entity (or under your own name) profits and losses are netted against each other and your taxable income becomes the net amount of profit on all completed projects.In general, a flipping business will NOT have capital gains/losses.