Because that still may not be enough for the seller to receive anything, it may not be attractive to them, but check it out.  

This is one the attractive attributes of tax deeds. 

I'm not necessarily trying to jump into a particular deal, though I've been finding and analyzing quite a few and it seems like some of them might be very attractive.

Also curious to know what area of investing attracts you?

This, again, is not the best part of town, but all I am doing is making the units attractive enough to find a tenant with steady employment and a decent track record.So, my repositioning here is to take a mostly vacant property, repair and rehab the units into habitable conditions, find a tenant and move on to the next one.  

So this is naturally attractive to those who need to raise money.  

No reason to put top of the line custom cabinets into a rental unless you are really attracting the high end.

I'd really like to refi into something close to what the local bank is offering as mentioned above, but at 75% of ARV instead of 80% of purchase + repairs.Either of these options would allow me to get by with only 50-60k in total cash.I am leaning toward 2) a) as the easiest option, but not the highest return one.3) a) seems attractive if I can get it.  

I'd really like to refi into something close to what the local bank is offering as mentioned above, but at 75% of ARV instead of 80% of purchase + repairs.Either of these options would allow me to get by with only 50-60k in total cash.I am leaning toward 2) a) as the easiest option, but not the highest return one.3) a) seems attractive if I can get it.

The first option is particularly attractive as the bridge loan provider does not need to worry about other liens on the property, and the borrower does not have to make any payments until the old house sells.