This is a lengthy post, so apologize ahead of time.

Hello BP, First off I apologize for what may be a very in-depth/lengthy post.

I'll try not to be too lengthy, but there is A LOT happening in Apopka that when taken collectively, make a valid argument for it being one of the best suburbs of Orlando. 

Frankly a lengthy debate on a potential downturn makes me nervous because the debate only has merit if investors are highly levered and have been borrowing like crazy to expand against their equity and purchase more assets / doors.

@Bhaskar Pandey I went through this process last year and did two lengthy posts on he process.

If at any point the property owner pays off the overdue property taxes before the lien expires (period may vary by state), the county is the party that earns the interest.Properties that are owner-occupied (as indicated by a homestead exemption showing up on the annual tax bills) or have a mortgage are most likely to be bid on because they have a higher likelihood of being paid off either by the homeowner or the mortgagee (the lender); the homeowner probably doesn't want to lose his/her place of residence and the lender probably doesn't want to lose its investment.If no one has bid on a lien, there are likely issue(s) with the property that, in the eyes of bidders with investor mindsets, render the property valueless, for example:the property has no direct access (landlocked or waterlocked),the property is too small to be built on as-of-right per the municipality's zoning codes,the property is contaminated (a Phase I environmental report would scour records on the property to see if contamination is likely, and if so, a Phase II environmental report would be done and soil, etc. samples would be taken to confirm the contamination),the market fundamentals indicate little probability for profit given the level of risk, such as high vacancy rates, low rents, or slow sale/rental velocity,the property is in a "poor" location due to many of the types of things that turn off people looking for a home in which to live, such as high crime; poor or nonexistent infrastructure, such a streets, water & sewer, etc.; too rural/too urban; neighboring uses detrimental to the property's value, e.g. railroad, warehousing/industrial district, jail/prison, cemetery, etc.I hope that helps!

So even though I'd prefer to stay at arms length I believe PPR cracked the code when they went with the in-house borrower outreach, outsourced servicing model.

First of all, my apologies for the lengthy post.

Yes I'm long over due for getting my license.

Sucks getting a water bill at the end of the year for $890 thats overdue and I can't charge the tenants the bill directly because of state/city laws.