In MD we have loss-mitigation laws passed after housing crisis that exposes you to great deal of liability if you contact people 60+ days in default  and offer to buy their homes.

It's best to keep your head down and look up in 10 years to see how it turned out.Yes, I agree, but any investing is risky so you have to be smart and mitigate the risk.

So just try to mitigate cost and not go overboard.Just be clear on rules and what's allowed back there by tenants. 

Your attorney's advice aligns with standard practices to mitigate risk.

You will hear a lot of people trash New York State, but if you are operating honestly, doing your homework, and buy in the right areas, you can mitigate a lot of those problems.

I think it's also worth mentioning that having a Plan B replacement property is also critical in mitigating the timeline risk.Even if the preferred replacement property is already under contract well before the 45-day window.There are many unforeseen circumstances that could result in a deal falling apart before closing, even if things appear to be smooth sailing from the start.

Of course, if you then generate additional taxable income, that is something you can work to mitigate with your CPA.You could choose to form a self-directed IRA and invest the money directly into real estate.  

Lending is all about risk mitigation. 100% LTC is risky enough, experience and liquidity in your bank account are the mitigators.Some would argue that the ARV makes it not risky.

That's the entire point of this conversation, risk mitigation, not wealth generation.

I was here during the 2011 tornado outbreak, which was pure chaos (google "2011 tornado outbreak" if you're curious).