@John Bastidas I’ve dealt with these, but typically the county/city won’t reduce the fines (to usually less than 10%) until After the violations are corrected....which makes it somewhat of a gamble for the buyer.IF they can get the fines reduced and paid off, and the lien removed, prior to your closing....no problem.

They way I see it, this is no different than you gambling 1,200/mo in Vegas. 

Also, any agent that would advise you to do something potentially fraudulent is not an agent I would recommend you work with.

The owner could also die, the children assert a fraudulent agreement, yada, yada......

And the probate process pays the final tax bill for the person and the person's estate prior to closing.A probate case is considered open until the final distribution is made.The main problem with buying a house for someone who inherited it and they did not do probate, or they started it--opened it--but did not like the oversight or process, then they just stop following the probate rules (sell stuff, pay bills, then distribute assets/money) and sell the assets as a real person and the money does not make it to the estate, then the sell may be considered fraudulent and reversed by the court overseeing the probate case. 

I absolutely do not want to do anything fraudulent or illegal. 

It is very expensive, long term gain is a complete gamble. 

The time and energy that goes into r/e investing makes it difficult for at least me to go gambling. 

Hey @Charles Gamble, welcome to BiggerPockets!

I have no desire to lose money monthly to gamble on appreciation, if I want to gamble I'll buy a lottery ticket.