In the last 9 months while working a new full time job (when I started my real estate journey) I have one rental house currently rented out and cashflowing, a fix and flip that is in process, and I just made an offer for a duplex with seller financing and limited money down that will cash flow nicely.

Since the sellers have already negotiated down the tax lien, I'm not sure if there is any additional room for negotiation. 

Or can i ask the seller to deliver i few units vacant? 

Keep in mind the population and real demand grew so it also makes sense that a property is worth more than it was in 2006 even though that was some crazy no doc mortgages upswing in 06 hat had no business being that high in the first place.

I started marketing to distressed sellers and someone came to me who was set to go to Tax Deed. 

I'm assuming I should have some buyers in mind before even attempting to sign a contract with a seller; am I accurate?

In my county there is one judge who asks to see the Pay or Quit notice served to the tenant (although, interestingly, in Georgia the statute simply says that a landlord must make a demand for owed rent from the tenant and if not immediately received, can then file for the dispossessory...our version of an eviction).We use a 3 day Pay or Quit notice so the time the tenant has to remedy the situation is short.Gail

I invest in major markets where both population and jobs (two predictors of real estate demand) are moving...CA, TX, NC etc.

You have to get face to face with the seller.

Would love to find some that wants to seller finance (they keep income stream that way).