My tenant never responded to the notice and won't respond to me at all so I have no idea what will happen.

I've been on the western slope for over 30 yrs.I built my primary, its; Slab on grade, stucco, concrete roof, painted with E-84n roof soffits and tailings fire caulk (anti-ember) vulcan fire vents, 4 car wide concrete driveway, extra large house numbers, red 3/4" hoses on reals @every corner, completely denuded of vegetation 100ft.

Quote from @Red Smith: Sheriff Sales are conducted by counties, so each county will have its own individual rule set for how the auction is conducted.

Too much red, too much equity that could be used better.

Are there certain red flags that have saved you from a bad lease before?

In my case I began a “serious” real estate education and experience in 1979 ; by mid 1981 I was able to successfully conclude what for me, at the time, was my first “major” purchase.

Eliminate the red tape of going through a custodian for all transactions/investments3.

Your project may not have enough meat in the bone for syndication but if it scales, why now explore.Caveat: each avenue comes with its pros and cons.

In BR the Red Stick REIA and The Ring are great and in NOLA their is the Westbank Real Estate Investors, Northshore REIA and NOREIA.

Not sure if that is still legal or even translates in today's world of everything online but seemed like a good screening tool to me at the time.