Quote from @Jessie Dillon: one thing that you can do is have the seller transfer the deed to a living trust that they're the sole beneficiary of, and call the bank to give them a heads up that they're doing it for estate planning purposes. then, a month or more later, buy the property sub-to, and change the beneficiary of the trust. the bank can not see who owns a trust, and if they ever come back and question it, you can just swap the beneficiaries again, show the bank that the seller is still the owner, then swap it back again when they buzz off. this is one of many reasons it's so important to keep a good relationships with the seller if you're buying this way. you have to work together on some stuff.In summary: fraud. 

But there’s plenty of good ones too.

One thing I will say, and do with it what you will, if you are digging out of a bad financial position I'd suggest RE is not for you now. 

Hello @Hudson Filippi FHA does have a One Time Close construction loan that will allow you to build a home.

High property tax isn't an automatic 'no', but is one negative factor in my analysis.

Is it fair to only protect one side?

A lot of investors underestimate how much credibility—and deal flow—you can generate just by consistently putting yourself out there.I've been trying to 'Share More, Pitch Less' I’ve seen firsthand how the right branding attracts the right investors, brokers, and partners, making scaling a lot more efficient.Curious—when you first started implementing these strategies, which one made the biggest impact on your business?

I only have one STR I mostly do LTR but I know location and amenities are king. 

We got one offer late last year, still listed for sale but content to keep operating and cash flowing Lessons learned?

It may be worth looking at other deals and if the right one comes up, you can pull the trigger.