Play the long game and build relationships with people without asking for their business.

You can try to talk to the seller about private financing and see if they are willing to play ball. 

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.

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.

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

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.

It equalizes  the playing field allows anyone with grit a real  shot at the American dream. 

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