Food for thought.

Pest control service Seal up the house Poison bait/traps in the attic Tell the tenants to stop leaving their nasty food and trash out and attracting rodents.

Tax deed is a high‑reward, high‑risk lane: titles can be messy, redemption windows vary, and you often can’t inspect, so you win by mastering one county’s rules, running conservative ARV/rent comps, and budgeting for quiet title plus unknown repairs.

If you have no money in because you refinanced your money out then why would you not purchase something that someone else is buying for you even if the rewards are tax breaks now and cash flow after your tenant buys it for you?

At the end of the day, it's a lot of risk for very little reward.

As reward, I will provide a clean, safe, functional home and be responsive to routine service requests.

Yet your contractor will just ignore it and not even put it in budget and it will come up later.When I weigh the risk and rewards of flipping right now, it's not even close. 

We have them vacate for a few days and put them in a hotel with food vouchers and have the whole place fumigated.

Talk to your CPA first to see if the rewards outweigh the costs.

High risk, high reward.