You are assuming some risk that the Tax Deed could be overturned and you loose the property if the county did not do everything 100% correctly.I own many houses that have tax deeds and this does not scare me because I understand them, but I would at least do a title search and make sure the county notified all owners of record and any mortgage holders.There should still be a steep discount on any property bought that has a Tax Deed.Like I said $2000 would be money well spent for a clear title.

In my humble opinion, once it's been approved, it would take a revolution to overturn it :(I am one of the probably hundreds if not thousands of small investors that got punched in the stomach real hard because of this situation, and I know there are several others out there (still ignorant to the fact) who will, eventually, have many sleepless nights because of this.I was very new and ignorant to real estate rules, laws and regulations when I started.

ROE, cash on cash etc rocks.

It will also mean that my ROE should be greater than 28% with a B/E of under 5 years.It is a project for sure, but assuming I get the load right with construction cost built in it looks like a good project. 

ROE vs.

The ROE generally has an "optimal" point in theory that involves high leverage.

Just in time for the AZ law to work its way through the most overturned lib court in the nation, 9th circuit, I believe.

I looked at about a dozen of deals posted on the website last month, which were either pre-foreclosure or ROE, only to find out that they have already been through the entire foreclosure procedure and put on the market at market price, and some already been sold.

But I know those ranges of maintenance/reserves will generate me an ROE of 8-12% on average, depending on where they fall, unless there's a real outlier..

If the buyers are not happy about not having a clear and marketable title, then they can sue to have the sale overturned.