Or can you convey that original acquisition of this right to collect the delinquent taxes, which you then effectively exchange for the Deed if the redemption period has not been executed - but kept the same holding period?

I was transparent and vulnerable about what I'm trying to do, but I'm not stupid.

Their real target is executive compensation disguised as interest-free loans and large family gifts disguised as interest-free loans.

I do have a property executive summary presentation I can share.Hope to connect with a “true” private money lender instead of hard money.

If it was found that you took on a tenant after closing (within the first year) and now you are looking transfer title then yes the due on sale clause could be executed or worse. 

As mentioned above this means separate bank accounts, no commingling of funds, documents executed in entity’s name.  

I know that :)   I have great credit 740+ FICO, a few flips under my belt and this current project isn't complicated ($110k purchase price, $20k rehab for cosmetic fixes).They pulled credit before my term sheet was issued :(   90% LTV on purchase / 100% LTV on rehab  (What they sent:  65% LTV on purchase / 100% Rehab)Rates starting at 7.49% for 12 mos  (What they sent: 10.49% + 2.75% Loan Orig)We have a tight close date and I have to call the Account Executive everyday to find out what the status of the loan is, term sheet, etc..I'm not sure if I will use them for this project as I have already received 90% LTV for purchase and rehab, 9.49%, 12 mos, 1% loan orig, from another source but I wanted to try them as I heard many good things about them from other investors. 

The steps to flipping is fairly straightforward, executing and the logistics is where a lot of people fail. 

Would anyone know of a good and reputable resource or platform to learn and execute investing / buying  mortgage notes?

Some may argue it’s not necessary at the start, but it becomes costlier to transfer a property held in your name to an LLC at a later time and this is good forward thinking business planning.Don’t worry about forming an LLC until you execute an agreement to purchase real estate.