It makes no difference what someone else gave them permission to do if it wasn't formalized in a contract, which requires something of value to be valid anyway, and then recorded so as to become a permanent easement/encroachment/right of way on the property.

@Craig Cerny- thanks ...it will be wise to get  formally  pre approved  with a  lender before  you begin actively  property searching  because   1) you will be  prepared to make an offer  if and when the opportunity presents itself  2) you will be aware and  educated of the present numbers  ( payment / cash needed / rates  / fees  etc )   3) you will be organized ....regarding the HELOC  possibility ...get one  set up  in case you need to use it  ...if you  end up not needing to use it - the new loan/ lender  will not need to factor it into the  qualification ratios  ...if you end up needing to use it - the lender will  factor in a  hypotehtical payment for the  amount you  plan to use 

However make sure they have time to start and complete your project.Run a license check to see if they have formal complaints.

Same thing when the formal background check comes in.File this one under sociopathic liars: A tenant and his family that painted the property, stained the cabinets, installed a backsplash (all poorly done and without permission), removed a light fixture, spray painted the patio, damaged the new appliances, ruined the carpeting, and more.Our fault for not inspecting regularly, but the kicker was when I told the tenant I had before and after photos and would be pursuing legal action, the tenant actually said that all that damage was there when they moved in, and all they did was paint!

I think the odds are against a single small time investor with littlE staying power. now going into a syndication it is a formal rehearsed plan: the costs and problems have been researched, there is experienced project mgr hired and even lawyers on standby to protect the project, property managers ready to reminder, collect , evict tenants rightfully and plumbers, electricians, trades mens will all go to a syndicated project any day than a small time landlord to do business. 

They also may need to close quickly without all of the formal appraisals and inspection contingencies.

Having lots of LLCs can be a pain, and if having all those LLCs causes you to miss any of the corporate formalities, you may as well not have had that LLC.

In Philadelphia there are judicial tax sales and upset tax sales.

I convinced the seller to pick us because 1) we were cash 2) I was a real estate agent and was willing to make it all formal 3) we shook on it.

The foreclosure type is listed as "Judicial."