A better-capitalized operator can copy your concept and do one better.Think hard about the value proposition.

So essentially this property not only would cashflow but it would also have a huge value add proposition attached to it.

Every time a proposition comes on the ballot, we get to watch people lie through their teeth, present things out of context, and report irrelevant suspicions about the proposition.

That's an entirely different proposition (especially for an investor) than a full-recourse loan where they are on the hook for the debt (not their investment) if you default.

Typically we are focused on a more traditional BRRR approach but this one had a unique potential value proposition that we wanted to explore under contract.

My parents are scared the politicians will attempt to repeal this proposition ...

Not to mention that it's not exactly an easy proposition for a rookie to manage a value-add rehab out of state.  

A question that I wonder is what the value added proposition is for using a 3rd party broker to buy tax liens, given your concerns?

Sounds like a very one-sided proposition to me...

I can also help you add value to your flips by making improvements in energy efficiency and comfort.Lastly, I'd just like to add that though there's loads of money to be made and saved in building green, the value-added proposition here is that it's good for our planet and our communities.