I appreciate your insight, but wanted to make it clear to anyone who reads this thread to not be confused and think that a private lender is a broker, because there is a big difference.  

Can the difference between the appraisal value and the purchase price count towards your cash replacement for the 1031?

TAX CERTS are a bizzness not something you do as a passive investor or someone like me who is busy with their core business.. thankfully it was only 30k All that and the SC Hennepin Decision last year now causing states to re-write their laws so that if an investor does somehow end up converting a lien to a deed, that investor may be liable to tax defaulter for the difference between the lien and market value of the property, Tax Liens seem to be VERY MUCH a place where only the big money, interest investors can make it worthwhile.Fortunately, Texas has "immediate" possession Tax Deeds so we keep our focus there.

That will certainly help the value, but not up over $1m difference from local experts who know the house.

The type of business engagement and the level of interest in the counterparty or its assets influence the goals of a due diligence inquiry.For instance, a cordial agreement between a potential buyer and an experienced seller could provide the groundwork for a long-term alliance, whereas a hostile asset sale during bankruptcy would call for a different strategy.

Everyone is at difference levels in their flipping careers but I explained that in these nicer areas you're going to have a slightly smaller margin but you are paying up for the security of that return.

Thanx in advance :)  Every investor comes from a different risk tolerance, financial situation and has different financial goals.

That of course makes a difference in equity so how can I find out whatI actually owe?

There are so many different strategies; it's difficult to choose one.

I always say to go follow different people that offer STR masterminds/courses on social media, and whichever one clicks for you and has similar goals consider joining the group.