mls gives you all the homeowners that want to sell. 

Helping Homeowners,  Investors, and Wholesalers. 

@Heather Ippolito  if your taking the data from the MLS listing they are listing the annual tax's not monthly  .. what you do need to figure out tho is if the tax's are low because of owner occ status and will they rise when they are turned into rentals.In many states owner occ's get about a 50% discount compared to investors.. they get it through their homeowner exemption...

Contractors make more money generally working for retail homeowners and not investors, so it is a fine line to how much pressure you can put on them. 

Here we are trying to finish up this vacant unfinished home in the middle of a nice neighborhood and put in tax paying homeowners and the city was making it extremely difficult and costly to anybody who tried to fix it.

We came across a homeowner that has roughly two weeks till her house goes to tax sale.

If you ask for 21-30% is this with the idea that the homeowner has room to negotiate?  

After they are in the name of the LLC, will this impact the cost or availability of homeowner's insurance?

Now you know why residential brokers/agents work on selling houses to home owners instead.

The only other thing to try is to see if you can manage a short sale with the homeowner and take that to the first - that sometimes works.