Sheriff sale properties usually have a lot of competition for the good stuff, guys and investment firms with deep pockets.

Prices are lower, there's less competition and likely less sharks. 

I achieve more than adequate protection through the responsible acquisition of liability insurance property specific and umbrella, and I do it at a tiny fraction of the cost and hassle that an array of LLCs would cost me. 

Term is a cash cow.Here’s how it works: a policy like this has 2 main elements: 1) base policy the initial $100k policy with any riders  - this I earn full commission on  2) paid-up additions - I make a fraction of this.

Competition is heating up here, and sellers want to close by year end.  

A lot of appraisers won't risk taking you on, as they feel they are just training their future competition.

This would be similar to the fractional ownership plans being offered in ski resorts out west, except I would offer 1/4 shares in single family homes without all the luxury amenities.

I plan on speaking to my mortgage company to see if there are other options such as  the possibility to take out the equity and refinance back to a 30 year at a good rate or possibly get a lower rate on the present 20 yr mortgage being that 3.75 is not that competitive. 

Tax sales are so competitive these days.

There are very specific rules/laws/guidelines and the auctions are dominated by some very successful and coordinated groups of bidders who work together to knock out competition from newbies.