@Sam GhiHave you considered buying raw land doing a solar farm, cell phone towers, or micro grid.

My question is with Delawares 4% real estate transfer tax, paid 2% by buyer and 2% by seller.     

The highest rates were in Illinois, Delaware and New Jersey.Link to article: https://www.attomdata.com/news...You can make an argument that not many of these properties will end up in the hands of the bank as REOs.

I will say this, though - SC just passed a de facto ban on wholesaling, which may slow down the market for these kinds of distressed properties.

The likelihood of all of these occurring is low in a typical subject-to transaction. its why way back in our day we did these with wraps CA has a debt instrument called an All inclusive Deed of Trust it wraps the orginal mortgage it is a second in function my dad had a company called CA wrap back in the day and did hundreds of them.. its de ja vu all over again.. he did this during the Carter interest rate spikes just like sub too is now coming to light in a big way because of interest rate spikes.. 

The high rate of electric vehicle charging installation and solar installations are making these kinds of electrical parts hard to find. 

Lol, I ended up in Delaware and that migration of people from NY, NJ, MD, PA caused Delaware's prices to double in what feels like overnight.  

The security deposit letter must be sent within 20 days in Delaware. 

Only de facto rent control at 3% which is nuts when real inflation is hovering around 20%.   

Quote from @Paul De Luca: @Jonathan Greene"Judge a man by his questions rather than his answers" sums this up pretty well I think.Maybe both. :)I think of a messy question like showing up to a job interview with a coffee stain on your shirt (and not a new one).