THE SALE COMPLETION IS SUBJECT TO APPROVAL BY MORTGAGEE."

What kind of risk factors would cause a tax deed buyer loses his total amount of tax deed purchase after the tax deed auction sale?

I've done over 6000 BPOs (HUD houses which are then checked out against an appraisal, and if more than 10% off I had to justify and support my numbers), and have helped other investors, and retail homebuyers and sellers.

The certificate of sale isn't issued until 10 days after the funds have been issued, but not title.  

I am not familiar with LA tax sale law but I would ask who they underwrite on and if they provide indemnity letters. 

If you can sell it for $284,000 ARV and pay off $203,000 mortgage, you have $81,000 equity in the place (that you can keep in the rental, or cash out upon sale (less selling expenses).So, $251/month cash flow ($3010 per year) is now just a 3.7% annual return on your $84,000 equity "invested".

Retail from $4-8k in good condition. 

If you are familiar with Memphis and some of the suburb areas, Germantown is one of the top areas and is mostly a retail market. 

I have been looking for a 2 flat that needs a little work on the west side (Logan square / Humboldt park area), and there are maybe 2 for sale!

We just assume it was good and it bit us on the sale.