We buy when the buildings are finished and certificates of occupancy are issued. 

Here's an explanation with a sample at the end:Your offer to purchase should include a requirement that the Seller provide all documentation and agree to sign an estoppel certificate (also called estoppel form or agreement).

If that is not possible, get a new certificate (proof of insurane) right before they start work

As common as an interest bearing bank account or Certificate of Deposit?

Is it a good idea or should I get a real estate certificate instead?

Code Section 40-10-197(a) says:  At any time not less than three years after the auction or sale of a tax lien but not more than 10 years after the auction or sale, if the tax lien has not been redeemed, a holder of all of the sold tax lien certificates for a parcel of property may bring in the circuit court of the county in which the property is located an action to foreclose the right to redeem and quiet title to the property in the name of the holder of the tax lien certificate.Two points: The three years starts to run from the date of the auction.

I would say no more than 1 out of 6-7 people I speak with execute contracts or collect insurance certificates from 3rd party service providers.

@Brook Bolger, to add to what Peter said, if/when your property is listed for sale, agents inevitably will ask why there is a discrepancy between public records stating your house has 3 bedrooms and also the square footage so you'll need to tell them that it takes some time for public records to be updated.For the STR portion, when you apply for your permit and state that it's a 4 bedroom (or 5 or whatever including the ADU's bedroom count if including the ADU for guest use), the county may ask you the same question and you'll need to supply the permits and certificate of occupancy.

Consider specific courses and certifications for real estate investment.

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