my problem is I have not found anyone who will look at the deal until i have it under contract so I dont know how it will go and I am speculating as to what I think it will go for.I don't have 500 or a 1000 to lose on a gamble.

I think it's fine to risk a small portion of your net worth on a gamble, but everything else means betting the farm.Speaking of farm, here are 50 acres in Hilsboro for $3M https://www.zillow.com/homedetails/NW-West-Union-Rd-Hillsbor...Dang, maybe if I..?

(sport court, lake, indoor golf and some amazing pools).

Google street and sat view are only your friends to eliminate property....not to determine what you will buy....I swear up and down to people all the time...go look at what you plan to buy.....don't gamble. 

Stop hanging out with your deadbeat buddies that spend all day drinking, talking sports, and otherwise wasting away.

In term of reward, I know the reward of mortgage note, but for tax lien it's kind like semi gambling.

Both homes are waterfront properties on a boating, sporting and fishing lake in East Texas.  

Between work related stuff, conventions, friends/family visits, pro/college sports, kids travel sports, concerts etc etc there are a billion reasons why people visit places like Sacramento and other cities that aren't your typical vacation destinations.

I have never done a land trustWe have a living revocable trust that we set upHonestly I should have done it 15 years ago but did it like 6 years ago.I do not see the need for a land trust unless you are a politician, actor or athlete (someone who is famous).I have done business with multiple billionaires (not bragging but trying to make my point) including several that owned professional sports teams - and even they did not use land trusts…

Stop hanging out with your deadbeat buddies that spend all day drinking, talking sports, and otherwise wasting away.