I don’t know the answer to the question but isn’t a tax sale a thing where whoever wants to redeem/keep/get the property has to pay your money back.

But I'll probably be best off just taking your advice and moving on for something with more cashflow, in a better area, and more typical style.

@Andres Jaramillo and John T.  

@Pete T. mortgage is @950 we rent it @950.

I would also start following your lease to the t on late payments.We charge 10% in late fees and I follow up in the 4th/5th if we don't have payment.

@Pete T. 

Hi Mike,Great points raised.I sometimes find myself wearing a white shirt with a red cross trying to help out.

Great example of not just putting perfume on a pig, and yet having the vision to bring the building up to updated style with minimum(ish...) changes. 

Vinyl click-lock style goes into kitchens and bathrooms (looks better and is higher quality to sheet vinyl).Higher end properties get hardwoods or bamboo throughout and tile in the kitchen and baths.All options are more expensive than carpets...but you will replace the carpets almost every time you change tenants.

Then when the actual rehab costs $20,000 you will break even and not lose your shirt.