However, I will have a somewhat substantial tax bill upon liquidation, which I would like to avoid.One option to avoid the tax bill is to “pledge” the brokerage account to the lien holder, which will keep the money invested in the brokerage account in lieu of a cash downpayment.

It's like getting up in arms over whether a REIT like Camden owns 65,000 units or if their share holders really do.

*IF* over the next 5-7 years, this appreciates an average of 3% per year, I've done what I needed vis a vis ROI.  

Also in GA you are only supposed to buy and sell to licensed note holders as well.

@Bradley CladianosWork with investors as private note holders.

@Charles Holder yes I have a family recommended realtor thank u

For our clients that do flips, we generally ask for rough numbers on major stake holders (> 20%) of the company and not detailed PFS.

you may have to hire your own engineer to dig into this  ( no pun intended)  But if it is a city easement and a city line and it failed and it caused damage to your foundation I think you have a pretty cause of action vis a vi for the city to fix this for you.

As long as you don't bring in other lien holders, I think it should be fine. 

OF course its not only housing  although as it relates to the employees I think that is the major issue.. for the owners stock holders CA has high tax.And finding a site large enough like what they bought in Texas is not feasible in the Greater Bay area.. so they have to move no choice.