There are several benefits to buying foreclosures at auction:Unlimited inventory (generally)Very limited competitionProperties are always below current market value (minimized risk)Ideal scenario for any exit strategy (rehab, wholesale, retail, rental, etc).......just to name a few.Let me know if you need help with getting started!

Different properties only a mile apart can be very different.Taking good care of your tenants and your property will minimize turnover.

Delayed financing is cashing out on mortgage 1-10 prior to 6 months and as long as the LTV supports it, you can cash out up to the purchase price and closing costs.

Leaving about $770/month (4% / 30 year) plus condo fee.From $0 down and minimal closing costs you've gone to putting ~30k in your bank account and owning a condo with some equity.This sounds quite simple posted here but it isn't.  

Although you can force cashflow with 25% down the COC return is minimal at that point.

WilliamPaid was free to landlords and was simple to use so this is unfortunate.Does anyone have a recommendation for another site that charges no fees or minimal fees?

And the time delay in getting the license.

My goal is always minimal time between tenants.  

That they were made aware of the HELOC from the beginning of the process and that their lack of timely action in no way should impact you negatively, and that you would have pursued other options previously had they informed you of the delay.

What is the best approach to make this transaction, to minimize my expenses including taxes?