Having a solid Partner has been instrumental to me as well not only for analyzing deals but also for accountability. 

Smoking is considered cigarettes, cigars, pipes, hookahs, water pipes, vapes, e-cigarettes, and any other like instrument that produces smoke or vapor, regardless of whether tobacco or other consumables are used.

A HELOC is best used as a short-term debt instrument. 

This strategy not only protects your profits but also provides a significant advantage in building wealth through real estate.To recap, seller carry financing and creative deal structuring have been instrumental in my real estate investment journey.

There is also one big issue with your tax projection - the taxes of $280 are based on the vacant land taxes and will likely go up to ~$2000-$3000 in a year or so when the assessor catches up with you.I realize there is a 1031 involved so a real estate purchase is necessary, but you should compare your ROI to a safe yielding instrument like a 10 year T-note or AAA corporate bond yield. 

Also is the date from the time it's recorded with the county or the date of instrument? 

You will likely get two different answers to your question, and it ultimately stems from your usage of the word "foreclosure".The word has technical definitions, and as JD pointed out, in a sub2 deal you don't have a security instrument that authorizes you to foreclose on the property. 

The primary test used to determine whether an instrument is a security is the Howey Test, which originated from the Supreme Court case SEC v.

If the court is satisfied that it would be for the best interests of the estate, it may authorize the executor or administrator to complete the contract and to execute and deliver to the purchaser the instruments that are required to make the order of the court effective.

Trust are privacy instruments and not asset protection.Anyone see a glaring hole in this plan?