we worked through the old owner and tried to get to the kids when ever possible.. all leads were leads until the logs were on the ground.. a few things we did to speed things up  were as posted above and pretty obviouswe set up 1031s  but hard to sell to an 80 year old who could not fathom how that could be legal.and a few did charitable remainder trusts  probably even more complicated and the ones' where we bought those deals I would say the sellers were pretty savvy folks not your typical tree farmer. so as many have stated whats the sellers best interest and your best interest is many times vis a vi taxation not aligned in any manner.

I know I can redeem my certificate and apply for the tax deed and I would have to pay their certificates off, but my question is, if the property sold, can a certificate holder contact the new owner for payment in lieu of redeeming for the tax deed?

And james, I don't know that there will ever be a way to avoid the (due on sale) risk being there.Good to know that your finances can cope if and when the banks start calling in those ones.Also, "deeding the property to a land trust where the buyer would be the beneficiary" comes with its own risks, if you're paying the Seller directly rather than the actual Lien Holder/s!

I would not exactly call it efficient because  taxes, and a 10 percent early distribution penalty will apply if the account holder is under age 59 1/2. 

They believe an attorney can do a quiet title action on the 1st because no action has been taken by 1st holder to collect.

Therefore making the investment personally benefited the IRA account holder, since without pulling the retirement funds, the real estate investment could not have been made.

However, they want to be on title as the buyer, rather than 1st lien holder.

2) The county shows the attorney's office representing the lien holder (bank). 

From there, obtain payoffs on all liens and make sure your offer will cover closing costs and all lien holders will be paid in full.If your offer less closing costs will not net a full payoff to the lender(s) and lien holder(s) then you are falling into short sale territory which is going to require you to obtain approval from the lien holders to release their lien and settle on the debt without obtaining a full payoff.Both can be completed, but it depends on the specific situation and the status of the upcoming auction.

They are having a hearing open to Landlords, Tenants and stake holders (general public as well) to provide them with your comments, concerns and ideas.