Time to team up with a great REI attorney, ours gets back immediately, answers his cell & texts & has on occasion taken calls from is on a Sunday.

@Ned Carey   I love Real Estate and the regional difference's  WE NEVER Ever except for very rare occasions have the buyer and seller in the same room or have the two parties actually meet.Title company schedules each at different times.

I have thought on multiple occasions "Oh yeah, I could do that."

We are minimizing, but not eliminating risk.The problem is, on those occasions when things go wrong, we tend to be even more loss averse than we are risk averse.  

I've done it for clients on many occasions.

On several occasions we were able to get significant price reductions based on my guys report(s).Believe it or not I find some agents will not use the guy I deal with & I assume it's because he is so thorough.

I remember going to Ferd Grisanti's for special occasions as a kid.

But it is a numbers game, you will find some unique situations on occasion where somebody knows they will never pay the taxes and may want to unload the property well before any county action starts.Lots of laws to consider, so do not take my advice as anything more than a suggestion or two on actions to look into pursuing.Take a look at that webpage with the delinquent taxes and look at some of the commercial buildings in the over $5,000 range using "ALL" for tax years.

My ROI is great and if the rare occasion pops up for a Due on Sale, no problem. 

I'll give them a deal on a personal house repair or may not charge them for a service call on occasion if it's something dumb like a dirty filter or breaker off.