Tax sales are a balancing act among (1) the need of government to collect property taxes and, if owners will not pay then, then to provide incentives for investors to purchase the tax rights and (2) investors, who need an attractive return for the risk they are taking, and (3) citizen taxpayers, who should not lose their property and all equity because of small debts and perhaps temporary or at least relatively short term financial difficulties.

Also, most loan assumptions are available only for government-insured/guaranteed loans (FHA, VA, etc.), so keep that in mind when shopping around.

So as far as I am concerned, I can only speak to the rehab part, it is a little off or light, also it may be that I come from commercial/government construction sector, so that might affect my opinion.

In Michigan, the utilmate fail-safe is we can garnish State Tax Refunds until paid (can't garnish federal returns).

I would go for a midsize regional bank, with a Federal lending Cap limit of say $10mm or higher. 

The government isn't mailing them copies of the violations.Assuming these items could have been discovered in a permit/violation search, it's actually your buyers agent, and the title company you should be upset with.

(Sorry.)This will get a bit confusing at first:You should find some answers in this government guide, starting on page 15: https://www.dca.ga.gov/sites/default/files/2-15-21_handbook_final_draft.pdfThere is example language of what your written notice to the tenant should include.

paper, The Milwaukee Urinal, who even posted video of the guy being picked up without incident at his home by the Waukesha Cty sheriffs after he was charged federally.

The main reason is because local governments are getting quite aggressive trying to shut down STRs and creating new taxes etc for them.

PennyMac) pull in substantial revenue from their government mortgages.