If it’s a run down home that has been on the market for years, the buyer can usually get lower rates and terms.  

Or do I find the potential deal, run the comps and prepare what I plan to offer, then approach the HML with the proposal, get a letter of intent from the HML (if they like the deal), and then put in my offer to the seller?

Even if the numbers on paper look good, I think the person/people running the show are most important to help make the numbers a reality.

He too is a clean dog, but he gets to run around outside a lot.

We have employed this strategy ourselves several times and any time you can cash flow $2000 a month and possibly pay the place off in 6 - 7 years you have hit a home run.

Grant street group and ********** are two sites that run tax sales for many counties around the country.How much to start with depends on your financial position.

Think your expenses are light - you might try running it again with 50% expenses and see what you come up with.  

However, this is not a common request at these stores and HD/lowes don't teach their employees how to set up orders like this but be persistent.

Online was perfect for me because I run another business and have a large family.

In regards to your question a 1-3 Family in those areas will usually run you between $150-$250/month in homeowner's insurance.