I know everyone on bp rightly advocates being properly zoned and getting certificates of habitability for all units and rightly so.I'm just curious as to how this 3 family foreclosure I'm looking at has 4 separate electric meters and is listed on the tax records as a 4 family.

Brandon;I’m working a few properties with this issue;1st property is a flip, FEMA came in a few years ago and put a blanket over the whole town, it is up to the individual to prove that your property does not require flood insurance, this is accomplished buy finding and hiring a surveyor who knows how to do a proper evaluation of the property in regards to FEMA, also the surveyor must also know how to push the paper work through to get the certificate that says no flood insurance required, this cost me $300, Worked out great.2nd property new construction,Same surveyor shots the elevation then can recommend a fix, meaning what can be done to either bring the land up, develop the house to conform so no flood insurance will be required, would be a good idea to understand rural development loaning rules and other home lending programs on homes in such situations, why you ask?

Started my search looking for info on tax lien certificate/tax deed investing.

But I suspect it might work, and would at least be a starting point for a discussion with your insurance agent:The parent/holding company obtains the policy, then connects the other series companies as "Additional Insured" with the necessary paperwork and certificates. 

Run ads that say:-No banks needed, owner financing, must sell-Owner Must Sell Now, Take Over PaymentsGive them large gift certificates for moving in by the end of the month.

>p.s.Here is the course I am taking in real estate management.http://www.apu.apus.edu/academic/programs/degree/206/undergraduate-certificate-in-real-estate-management

Check your time on the tax certificate before they can send it to sale.  

Let them know that the first check will not be issued until you receive it back (along with their insurance certificate, but they really shouldn't even be allowed on the job site without the cert).  

Check for state death certificates

We created a certificate of occupancy, and schedule A on the P&S that stated the terms of me renting back the unit to him.