You can try to talk to the seller about private financing and see if they are willing to play ball. 

Helens now to be fair he is quite brilliant at construction owns a HUGE underground construction company that he sold to his employees  and loves these type of off the main stream projects and has put many hours into it.. and not made a dime LOL.. he donated one of the fully built homes to the local collage..

An attorney can give his opinion as to what the odds are of the different ways a legal dispute can play out, but it’s the investors decision based on a cost/benefit/ risk analysis to decide how and of to proceed.There’s no way for anyone to render an opinion about what you “should” have done without (1) complete information as to the property being purchased and (2) complete information as to the risk tolerance and financial makeup of your investment group.Here’s my advice - don’t second guess yourself based on opinions of people who (1) don’t possess “all the facts” and (2) probably never acted as sponsors of a syndicated investment.  

With the college close by I figured demand would be fairly good.You said it's more of a challenging market and it's clicky, is that in regards to finding and keeping tenants happy when it comes to multiple personalities?

I suspect that we will see each of those at play as factors in wins and losses for investors in the coming years. 

Tax Title Services plays no further role.Actually, among your many informative comments there was one I found especially interesting.

It equalizes  the playing field allows anyone with grit a real  shot at the American dream. 

How do interest rates play in this scenario?

I may be inclined to throw some referrals your way big dawg.I've tried that before, but I didn't enjoy it because it doesn't play to my strengths.

Dont think having my insurance fix it is fairYes it is fair as long as the trees appear healthy.