The seller has a greater reliance on your performance and is willing to walk away basically and transfer title, might be another way to look at it.

While your plan seems good in theory, I reckon that ongoing 90% leverage each time, in a market that is arguably already too-heated, is asking for trouble - somewhere down the line.Please ask yourself: are you placing too much reliance on never-ending appreciation?

If the property owner later redeems the certificate in reliance on the deceptive or unfair practice, the unfair or deceptive contact is actionable under applicable laws prohibiting fraud.I understand many investors might be doing this, but if we all backed out of the race because we have competition then we automatically loose, the only way to have a shot is to stay in the game.I also understand the owners may not be appreciative of the postcards and yellow letters, until they realize the best option is to sell before they loose all the equity in delinquent tax related fees and interest once they are foreclosed on, at least if they sell early enough they get something back. 

It is not particularly close to the subway, however there are buses that remove the reliance on a vehicle.

Reliance on MIAs is a daily occurrence, which I think belies your argument that identifying defects is rare.I would appreciate it if you can tell me how you can tell by reading a deed if it's a forgery or if the grantor was incompetent at the time of signing?

So a blind reliance on the 2% rule may blind you and this is the challenge buying out-of-state properties from turnkey providers.Cash flow properties to me is not a long term strategy.

I would surely ask for evidence of all of that, but should their lack of ownership experience and their reliance on a guarantor be a concern / redflags?

Either an IRA LLC or a Solo 401k (if eligible) can provide low cost, immediate transaction speed without the heavy reliance on a custodian.

Syndication, pooling funds for real estate investment, is an option with benefits like diversification but comes with risks like illiquidity and reliance on the syndicator's expertise.

But also wanting them to learn independence and self-reliance.