Last year it was that crazy hurricane which cost me about 900 feet of wood fence and fallen trees everywhere but aside from that luckily I've accrued a healthy figure. what ROI do you look for in a C class ?.

No, the lenders are Not going to waive the accrued fees, interest, costs, etc.  

What if we have a Promissory Note spelling out exactly when interest will begin to accrue and maybe another Promissory Note for when the property is purchased so there will be collateral. 

It only entitles you to two things:1) if someone redeems the Certificate, pays you off, you get the Cost of the original certificate plus accrued interest at whatever the bid the rate down to.....rarely above 5%.2) If no one else redeeems, and you want to get your money back as the certificate holder, once the certificate is 2 years old, you can apply to send the property to s public tax deed auction.

The main downside of this is that you will start accruing interest from day one of the loan, versus a HELOC that will only accrue interest when you make your draw(s).2) I would suggest speaking with your accountant and/or attorney. 3) I wouldn't be very excited about a $200K house that is going to yield $1,200 - $1,400 per month.

However I should mention that merely refinancing did not pay off all of the debt we had accrued.

They can at least see your possession date on your HUD and know you did not accrue the 6 years of dues since you've only owned the property for a year.

An accruing loan would be nice to give you time to fix up, rent it, and refi or resale.   

A civil penalty so collected shall accrue to the state and shall be deposited as received into the General Revenue Fund unallocated.501.211 says:  Other individual remedies.— (1) Without regard to any other remedy or relief to which a person is entitled, anyone aggrieved by a violation of this part may bring an action to obtain a declaratory judgment that an act or practice violates this part and to enjoin a person who has violated, is violating, or is otherwise likely to violate this part.(2) In any action brought by a person who has suffered a loss as a result of a violation of this part, such person may recover actual damages, plus attorney’s fees and court costs as provided in s. 501.2105.

Weirdly, tenant occupants get a whole paragraph explaining that liability still accrues to the property owner who is the mandatory HOA member, which immediately disproves the claim there's an uncovered liability issue with tenants fully enjoying to pool.