I generally purchase cash, rehab, and and refinance with my lender at 75% LTV at 6 months of title seasoning.

I've developed an interest in FL tax certificates and then accidentally ran across some 'Foreclosure Ready' tax certificates on Ebay. 

Develop a relationship with a realtor.

Nick is very right in saying Oceanside has huge upside potential due to its future development and property value at the moment. 

@Jay Hinrichs So, during tax season you work with your accountant and than owe the IRS at normal tax rates?

The only hangup here was they want to see the down payment is made with seasoned cash. not a check from my HELOC.

So I’m a Real Estate Developer from an Asian country.

My understanding is that under normal circumstances banks want the funds in the account for at least 3 months before being used for another purchase, aka “seasoned.”

Seasoned investors, how do you view interest rates?

If your goal is to maximize your retirement plan contributions with a SEP, then keeping things as a basic LLC might be better.If you're really concerned about keeping your brokerage and your personal commissions separate, then two separate entities, possibly either 2 S-Corps or a nested S-Corp/LLC structure might be best.So when tax season is over, sit down with your CPA and outline your goals and your issues and see what they recommend.Now if what you've got is a data entry/"tax preparer" who simply enters your data into tax forms, consider switching providers.