I have been to numerous sheriff sales  and tax sales here in Ohio.usually foreclosure  notices has already been sent out. there redemption period is over.but  i do believe that if it has a  IRS lien they have 6 months to redeem property.your money should be refunded.

They represent numerous companies and may have a company that is not as concerned with dogs in their underwriting rules.

Oh sorry, I know about positions, title and financial, collateral ect, borrower financials I need to learn a little more about, thanks for reminding me of that, but I was wondering how to make sure they were dodd frank compliant along with all the other regulations.

No one can tell you what to do but just remember from a legal stand point you may put yourself at risk and make yourself legally liable as well as be subject to all state and federal employment laws, regulations, and rules.

Otherwise if you try to run credit checks yourself, you need to meet a bunch of regulations such as proving you're a legitimate business, keeping the files securely, etc.My advice would be to find/write up a solid lease that spells out everything.

Some of those are:- Cannot charge more than $20 on a Rental Application- Cannot use Prior Evictions as a criteria for qualifications of a potential tenant- Judges can extend an eviction up to 1 year- Cannot do No Cause Evictions- etc.What is worse is that there is a push by the radical Left to make these kinds of laws National.Until the uncertainity period is over and we start to have a very certain set of laws soon, be it pro-tenant or pro-landlord, then I will NOT continue my acquisitions of new properties for my portfolio.One outcome in the future could be that ALL Properties (including Small Residential properties like mine) will wind up becoming Rent Regulated as a safe bet.If that's the case, then the value of every type of properties, including mine, will fall in value as the future rent appreciation is no longer controlled by the free Market.If the future laws do not regulate small properties like mine, then the Value will appreciate tremendously.

Can I get more favorable interest rate if I refinance through a credit union with less stringent rules and regulations?

If a conventional lender won't do the loan for you, and you still want to do a bank loan - you could try a small local bank that would keep the loan in house and not sell it on the secondary mortgage market (that's why it's 'harder' to get a conventional loan - there are a lot of regulations involved). 

@Nick Gerli I think appreciation has a lot to do with building regulations.

Association has no rental restrictions so I plan to keep as a traditional rental until I see how the city of Miami Beach regulates STRs.