You have a clean title so you dont need insurance because a judge declared it guaranteed (Guarantee deed/Warranty deed).This is why I personally dont do tax leins because its lengthy.

As outlined above, arms-length is the way to go (it looks as if you've learned about this as well) because all the banking rules are cut out and the lender actually becomes the bank - setting terms (full payout on sale of property if shorter than 1 year term), interest rates (any agreed upon rate), and even the maximum funding - up to 100% ARV if they are willing to take a larger risk.

Sorry for the lengthy post.

I have a few good lenders that are eager to help when I already own the property and it's time to pull my cash out, but when it comes to a quick purchase I don't have any takers on funding it up front with out the lengthy loan process, and the typical down payment no matter what the LTV is.I'd appreciate any advice.Ben

Thought it would never happen after the lengthy, frustrating, infuriating bank loan process.

I too, have considered taking the LU $500 course until I read through this lengthy but informative thread.

Thank you for the lengthy information.

Something I'll plan on my next one is to set up a lengthy phone message.

My apologies for the lengthy context.Purchase History: $180,000 in early 2009.

I understand most of the top part but it is very lengthy.