$6k tax.Ins,hoa, not to mention utilities . took out a HELOC off of our personal home ( res.worth $900k, and a 260sq ft studio, mtr. $1450 mo.) for$ 220,000 for the deposit.

It seems to me like, both before 2023, the only worthwhile properties I might acquire by foreclosing on a tax lien certificate are the ones where the owners of record are dead or hard to find, and underwater properties.How about now?

Keeping detailed records is key but convincing the IRS will be a challenge.- Foreign tax credit can help: If rental income is taxed in the country where the property is located, the U.S. offers a foreign tax credit to avoid double taxation.

It's an acreage property near the lake that has a main house (2/1), guest house (3/2), and small studio-layout unit (3 units on same property).

There are many ways to attempt to collect your loss:  file a small claims complaint against them; get a judgement so you can garnish future wages/bank accounts - and the judgement will be recorded in the credit bureau. 

All of our clients are utilizing QuickBooks, sometimes in tandem with Buildium or AppFolio -- but any of these platforms, when used correctly & depending on how you have your rental bank accounts/ expenses setup will be able to give you this type of reporting + the check & balance to ensure everything is recorded! 

Most hard money lenders will want to know about your track record - if you have no experience, partnering with someone who has a track record will likely be an easier path to approval (and likely higher leverage) than applying by yourself. 

If there is a recorded plat that creates a road or ROW I think that would be sufficient for the title insurer to issue a policy w/o exception for a lack of access. 

Plus, there’s already a long term tenant that has a great track record.

In addition you will be paying deed prep and recording fees.