Also taxes are due by July 1st to avoid penalties.Ofcourse title company is playing the game they are not responsible.

in the near past I use it to sell off properties i foreclosed on and dont want to rehab.. buyers like it  I understand the rules.but talking Mrs old lady into this is as you note just another way to make a deal without taking the sellers interest in mind.. thats what sells these guys but if you have a sophisticated seller then  its fair game in my mind.

Why would someone give you any money and more so, why would you take someone you know's money when you have no experience, no game plan, and a misplaced idea to buy distressed which is the hardest thing to buy and salvage for new investors?

land game can have value add like you suggest..

After a couple deals under belt, then take out a massive line of credit and grow fast with the all-in volume game. 

But it gets tricky as you've really got to either know the area or open to learn as our neighborhoods are diverse and in various stages of redevelopment. 

My name is Bradley Miller, and I am the Marketing and Business Developement Manager for Jamison Management Company and TMC Property Management, overseeing a diverse portfolio of properties in both the South Bay area of California and the Tulsa Metro area in Oklahoma.With a strong passion for real estate and marketing, I have dedicated my career to fostering positive client relationships and enhancing the tenant experience.

There is decent diversity in house stock; so you could invest in SFRs, duplexes, 4-plexes, and small multi-family. 

Last thoughts on being a GC, if you have a track record, it's very encouraging for investors to partner with you as you have skin in the game and can show them previous projects you completed successfully.

Section 8 changed the rules of the game recently.