The worst part is that he took no responsibility for the failed project, claiming it a "success in every sense of the word" and blaming "the market," and "the tykes holders" for not being more active in the discord group.

What have me confused is do you have to have 3  consecutive subsequent year of paying of the tax liens or 3 years after you purchase a lien you can foreclosure and if there a lien holder a head you and if he don’t file foreclosure after his 3 years is up and you file foreclosure before he do, the quiet title deed will go to you? 

Each state should have rules for what real estate agents can “gift” their clients.This is the guidance in Texas:Although a license holder may not pay an unlicensed person valuable consideration for referring a potential lessee or buyer, gifts of merchandise with a retail value of $50 or less are not considered valuable consideration.

Looking to connect with more Investors of all type - Wholesalers, Fix & flippers and buy and holders! 

Especially a self directed retirement account holder.

Also, what would the option holder's basis be for a suit against the title company if there were one?

Additionally, when using your SDIRA funds, you as the IRA account holder are not allowed to physically do any work on the property.

The few exceptions are foreclosures where the holder of the note MAY be able to get the lien released after foreclosure.

@Michael Nelson a refinance is an exit in a similar way that a sale would be and typically your note with your HML would stipulate that upon any sort of "exit" where another lender takes 1st position and owns the note or a seller buys it that they would need to be paid in full as the current 1st position lien holder.

I ALWAYS tell the wholesaler to make sure they are transparent with the end buyer and their lender because MANY times if they aren't transparent about the double closing then the underwriter will catch it last minute and bring up the fact that the current deed holder isn't the wholesaler and that will kill the deal many time.There are some underwriters that don't catch it and things go smoothly.Then there are some conventional lenders that aren't familiar with the process and think it's fraud and won't lend on it.So sometimes I inform the wholesaler to let the end buyer go direct with the seller, do a single closing, Increase the purchase price by the amount of the wholesalers spread and put the fee on the SELLERS side of the HUD because the lender WILL NOT pay for the wholesalers fee, but if it's wrapped into the initial AB contract (now between the seller and end buyer) then the wholesalers spread isn't brought up, it's merely a line item on the SELLERS side HUD and nothing to do with the conventional lender and it will close "100%" of the time because it's a normal ordinary closing to that lender then.