Owe $11k back taxes - need $2k for A/C unit in one.

When I took my tax returns to a CPA last year he filed them all as Capital Gains on a form 1040. 

Pen Federal Credit Union which is listed on the site, they turned me down because they couldn't escrow/taxes/insurance on a HELOC loan and it has to have a 1st lien on it.  

The area is prime for comeback for sure but property taxes are going through the roof so many people are renting rather than buying in Chicago right now.

Tax liens, pre foreclosures with equity, absentee owners, properties that havent been sold in a long time, property in probate, reaching out to the beneficiaries or successor trustees of property put into trusts when the trustee dies, befriending a divorce attorney and asking them for leads, looking through the registry for loan modifications usually these people still cannot keep up with their mortgage.

(this last tip is for the sell or rent side).What is my distilled best ideas for highest stress in Aug 2016 (this changes over time which is why Guru advice often doesn't work) is:- late on taxes.  

Hey guys,Our county just put out the Upset Sale list of houses going up for taxes next month.If I were to reach out to the owners and try to buy their houses NOW, before they go to the auction, is that possible?

Just make sure they specialize in tax and have significant experience dealing with real estate investors.Here is a great list of questions to ask a potential accountant:http://www.biggerpockets.com/forums/51/topics/70447-questions-to-ask-a-cpaAlso check out the www.NAEA.org page in your search.

I would welcome comments, strategies, suggestions and introductions to tax professionals regarding VR property ownership, rehabs, deductions, liabilities, etc...Thank you!

Here in Pittsburgh if I were to put in personal name I would have to pay a tax plus I would lose the protection my LLC provides.