@Hayden Kerns- thanks .....no guarantees on  either  property appreciation or inndex  fund returns .....I would  recommend a combination of both ....if you had to choose one or the  other to maximize growth over  a long term - the index  fund is likely  a better bet  ...this is also very ddependent  on location or the property - 

Your best bet to finding off-market properties is to do what wholesalers do, and annoy the hell out anyone with a decrepit property or needs money now like a FSBO.

What's your risk tolerance, I bet tax lien is having way higher risk than mortgage note.

In this case since your family is the seller and knows there are no title issues, it's a pretty safe bet you wouldn't need that policy.In regards to lein position, you should have a promissory note secured by a deed of trust that gets recorded ahead of any other encumbrances and that's what keeps you in 1st position. 

However, your best bet is to pick a medium-sized population city within those states with a lot of population growth.

If you have a lender that can do 80% LTC regardless of the ARV, this will be the best bet.

I suspect they are flying under the radar of their regulatory agency for now but with the shenanigans you describe, i bet it won't be for long.

A good real estate attorney is going to be your best bet there!

I would bet that more than 75% did not buy a property in 2023

I really see Columbus Ohio as an extremely safe bet for the next 10-20 years.