.- If the county did not inform and lien holder steps in like he/she did for the parcel removed from auction, county can overturn the sale for the other parcel.

@Clifford Roe the issue is not where the deal is coming from, the issue is that because of the daisy chaining from the original contract owner, through all the layers of agents' fees that get added - it is in fact, no longer a deal at all by the time it reaches us buyers.To elaborate the "daisy chain" affect - the agents are not just adding their fee onto the original contract holder's price.

Now AS Ned knows I grew up in this business in CA and we bought hundreds of parcels each and every years .. so our title company would insure us day one after recording of the tax collector deed.for someone new or one off or not in the business title insurance is going to be something they want to ask about up front if a sale in a few years is what they want to accomplish or borrow money.the ONLY way a CA tax sale can be over turned is if the person who lost it can prove the county did not publish 21 consecutive days prior to the sale as is the law...

  - Know that there is a one year statute of limitations to bring an action to overturn a tax sale, and title companies may not issue title insurance until after this period of time has expired. 

It presents: - my cash flow after tax - cap rate, cash on cash rate, ROI and ROE - checks to ensure it meets the 50%, 2% and $100 per door rules (some of this I recently learnt off BP)I find a simple excel tool very handy to simply plug a few numbers in to work out whether something is a good deal or not.

I use Xero (because QuickBooks sucks) and review the P&Ls along with ROE and IRR calcs using excel.

Explain that if they do not overturn the denial you will be opening an unfair claims complaint with the Dept. of Insurance and retaining a (attorney or public adjuster depending on what you decide). 

So, while my COC is about 15%, my ROE less than 5% as it currently stands.

Back in April UC passed an ordinance preventing eviction of tenants for any reason (https://www.ucnj.com/web_conte...) which I believe landlords sued to have overturned.  

I had actually seen the amendment but then also came across this article below which got me really worried but I guess my concern on rental payments etc can be mitigated with an estoppel certificate. https://www.nj.com/hudson/2020/05/union-city-landlord-group-files-lawsuit-to-overturn-new-city-laws-freezing-rent-increases-and-halting-evictions.html#:~:text=Union%20City's%20eviction%20freeze%20ordinance,COVID%2D19%20state%20of%20emergency.