I think the market will pick up in 2025 as a whole but 2024 was a big dud. 

A way around the whole issue is something we occasionally consider.  

I went to go to customer service and the whole website was gone and the company had disappeared taking my money and countless other people’s money with it.

I truly need direction and step by step guide to start this whole thing from scratch.

@Nicholas Dilloncongratulations on your success so far. a few comments.1. is BRRRR still achievable in 2025? 

If you’re not paying cash for properties, get pre-approved for an investor loan to understand your available credit.Time FrameThe shorter your timeline to achieve your goal, the more upfront capital and credit you’ll need.End GoalMost investing goals focus on replacing their current income, like $5,000/Mo.

Have proof on hand (easy enough to find) online of the missed tax payments and any documentation that supports that he specifically didn't pay his taxes.Probably a simply mistake on his part, but now if he wants to develop on it, he either has to land lease it from you or buy it back.I'm not sure how the whole tax deed thing works, so that would be something you have to figure out between the two of you.

Quote from @Chris Tessmann: @Jay Hinrichs this has already been a three month long process in which I have been told the refund was approved and given three separate dates that I was to have the whole refund in hand.

Achieving a great cashflowing property, learning the process while executing, and great satisfaction of helping a family.

You have fixed cost so it is better to get some bodies in there so you can get market rent later.