Does not work as ideal brrrr even if numbers play out for traditional ideal BRRRR as there is no way to extract all cash invested.  

That is how you’re going to build long-term wealth and no matter what is going on in the world, you should play the game of real estate. 

I agree with the excellent summary of @Stuart Udis   At this moment, and note that things change FAST these days in RE, there seem to be great ROI plays to be had.

So here’s the bottom line.For debt personally guaranteed, anything over 60-65% leverage does put your other assets and personal guarantee into play.  

An attorney can give his opinion as to what the odds are of the different ways a legal dispute can play out, but it’s the investors decision based on a cost/benefit/ risk analysis to decide how and of to proceed.There’s no way for anyone to render an opinion about what you “should” have done without (1) complete information as to the property being purchased and (2) complete information as to the risk tolerance and financial makeup of your investment group.Here’s my advice - don’t second guess yourself based on opinions of people who (1) don’t possess “all the facts” and (2) probably never acted as sponsors of a syndicated investment.  

Tax Title Services plays no further role.Actually, among your many informative comments there was one I found especially interesting.

How do interest rates play in this scenario?

I may be inclined to throw some referrals your way big dawg.I've tried that before, but I didn't enjoy it because it doesn't play to my strengths.

I suspect that we will see each of those at play as factors in wins and losses for investors in the coming years. 

It's a long term play as the front loaded fee takes a few years to recover from.