@Mark Alex You can find a lot of information about tax sales/trustee auctions on the County Website: Sacramento County public auction tax sales are held the last Monday in February each year, with a follow-up sale in May or June.

Ok I have a few questions in regards to my taxes and am hoping someone could help answer them or point me in the right direction!

Owner will pay all taxes and insurance on property until you purchase property at end of the term8. 

Figure your PM at 8- 10%, you will have garbage, lawn/ snow maintenance, water sewer, your taxes, insurance and loan payments. if there is common hallway or outdoor lighting, is it metered separately, if so, you will have that expense as well. 

The Revenue Code allows an LLC to be taxed in many different ways: a corp, partnership, disregarded entity.

Just curious if anyone uses a website other than county tax websites to obtain accurate data for a yellow letter campaign.

Based on where the properties I have purchased are located (PA) I would be required to pay a significant transfer tax to move them into the LLC at this point.  

Most reputable turn key companies buy distressed properties further upstream (i.e. auctions, tax sales, etc) at much better prices than the average individual.

My experience is that I can rent a two bed/one bath upstairs apt for $650/month.Mortgage - $300 (assumption is conventional loan...this is variable)Maintenance - $32.5 (5%)Management - $65 (10%)Property Tax - $50Total Expenses - 447.5Net - $252.5Quite honestly, I think I could make these numbers look better (refinance my duplex and get cash out for much less for example), but I'm curious what others think.I should probably state that my goals for right now are horizontal income without too much work.

Probably used him 3-4 times, and this was a referral. 1 closing we had, he didn't catch the tax rate was too low, and we had to pay the city out of pocket.