I wouldn't avoid auction because they are a Reserve, I've seen some great deal at our reserve auctions.It is a little scary to promote an Absolute Auction when the seller has a mortgage balance, for instance if the balance is $100,000 and the high bid only goes to $80,000, the seller will have to come to settlement with $20,000.

They've helped several of my clients close. http://www.homelandtitleescrow.com/Peggy Ayres at Ayres Title and Settlement also covers Richmond, her office is in King William but I think she travels for closings sometimes.

I have seen them go for months if the claim does not have clear evidence or there is a difference in opinions as what the claim settlement should be. 

When settlement is finalized, of course the all note payoffs and selling expenses would be deducted then, your investment + an agreed upon interest rate, then profits would be split as prearranged.  

Your company gets sued, takes bankruptcy, has tax issues and who knows if you have others involved in your company 2 months later, you're also changing estate settlement matters, especially with partners and most don't spend 5k on setting up their estate with business concerns, so what's the bank to do?

Some examples are:- Loan Origination fee- Bank Charge- Appraisal- Flood Certification- Mortgage Recording fee with county, etc.These all get combined and put under Loan Acq.Then the entry would look something like this (C for Credit, D for Debit):Building DLand DLoan Acq Costs DCounty Tax DSchool Tax DCity Tax DWater & sewage CChecking (Certified Check Fee) CChecking (Cash at Settlement) CMortgages Payable CEasnest Deposits CSec Dep Held CRental Income C

I've decided to use $2000.oo of that settlement money to start my wholesale business.

The FHA guidelines say you must wait 90 days after your "Settlement", until the buyer can "execute a contract that results in FHA financing". 

Buying a property with a tax lien is just like buying any other property, the back taxes get paid off at settlement.

If you are offered a settlement, I always advise to take the deal.