I try to meet with all my clients at least once before tax time.

If your underwriting is based on what the seller is paying today, you’re not analyzing the deal.

It's 2025, almost 2026, and everything in the tax industry is done remotely these days2 - waiting "a few months."

Obviously it’s a money grab but I also don’t have sympathy for not paying taxes or whatever is due especially on $1 million piece of raw land.

The guest pays this amount so it shouldn't be counted as income.

Post a pay or quit notice right away 

All of your debt is 6% or less, and tax-deductible.

But my kids are really into Tax Sales ~ but the best deals they get are using the tax sale list to contact owners . . . offering to clear / pay tax debt and give owner some $ for house ( so they can afford to move out. )This must all be done BEFORE the auction  If owner does nothing, and house sells at tax auction, then they get nothing ~ loose the house and the sheriff evicts them  This is all not easy ~ and the success rate is probably less than 1% . . . but they've got some amazing deals. 

The customer pays a minimum every time we show up even if we are there just to inspect .

I've got an amazing Chicago property tax attorney that I highly suggest using.