In some instances, no money down can be found but probably not in high end properties but rather D class properties, motivated owner just wants to walk situations.I do private lending in FL.

(I am okay with that in this particular instance as the property is REO and wholesaling with banks is not my niche quite yet).

For instance, I came across this regarding the Indy market.

So for instance here in Washington State I can type in "King County Parcel Viewer" and I can type in either address or parcel number for all info.

In this instance, assuming the numbers you presented are accurate, it seems like no brainer.

For instance, when I began to buy foreclosures in Calif years ago, a city lien placed on the property tomorrow would still be junior to a state lien or Fed lien placed on it a month from now.  

What would cause a certificate holder to not start the foreclosure process or are these instances where they have started the process and they've just dragged out for a few years?

Outlook somehow integrated with all my other free systems (google, linkedin, icloud) and now I have at least 5 instances of each of my contacts.  

In instances like these, I have pulled the assignment fees out of the purchase escrow and had it in a holding escrow only and upon the close of the purchase, the holding escrow is close and disbursed.

Now of course being a developer I risk the building plans and other cost Usually 5 to 10k per home. but that's just the cost of doing business and we pretty much hit 99% success. but there are instances were we lose money because permits are not going to be issued.. but again just little hiccup and easily eaten.When I am doing my larger developments.. 20 to 50 lots..