There may still be other encumbrances (judgments, priority mortgages, taxes, or liens) that survive the sale.

Padsplit may be a better resource for you to see if a by-the-room model is a better fit.

I’m in full red alert mode now.

As long as the deal is structured conservatively to survive the inevitable downturns...the price after a downturn ends will be higher.

Usually we pull a cash buyer list from Propstream, a buyer list using God Mode in InvestorLift (which includes buyers who used a lender, which sometimes we are fine with) and also I use LandVision which has a layer that shows who already has bought in that specific area. 

It was really odd, I did not feel comfortable with that %4.1 rate and I immediately got into research mode because I know I saw an article about this fee being cancelled on August 1 2021.

@Gary FoxIt is exempt if it’s a 506c - but In order to be exempt you need to file it as an exempt offeringOh just cannot Willy Nilly raise capital without an exemption.https://www.tuckerellis.com/lingua-negoti-blog/missed-form-d-filings-are-there-consequences-to-operating-in-stealth-mode/

As far as your risk level goes, I'd say you're actually being smart and disciplined (not buying anything unless you're making a profit as soon as its bought) which what i believe you NEED to do in order to not only survive in this business, but to thrive.As for my farm area, No, i havent decided that or figured that out yet.

Our business model is not unlike a lot of other investors.

I am officially back in growth mode.