Experiences investing in trust deeds

[Rob Cee]

I'm doing some passive investing in trust deeds and thankfully have never had any issues with defaults yet.  I'm not setting up my own trust deeds, I'm investing though hard money lenders who do everything and I write the check.  I'm doing this in the Western U.S. in trust deed non-judicial foreclosure states.   I'm curious, are their any investors out there that had to go through a foreclosure on a trust deed they owned?  What were the total costs (property taxes, insurance, foreclosure processing fees)?   Did you recoup your principle?

Any other stories of bad experiences?  Like having to take back a half-finished property or having the market go south on you when you had to take back a property?  I'm investing mostly on trust deeds that are fix & flip properties and some rental properties.  I have not ventured into funding spec building yet.