However, there's obviously no guarantee in what they'll find... so - how do folks mitigate the risk of the 2k-5k loss when looking to purchase a new property for a plan like this?

I don't know a ton about tax lien investing but my advice for note investors is to be selective as to when you order title reports (can get pricey if you run too many), but it can be wise to pay a bit more (two-owner search, for example) for a more thorough search for those assets you are likely to purchase.

I can't think of anything more braindead than purchasing a condo in South Florida right now.

Any particular part of the city you want to live in....giant place.What drives the purchase?   

Or lease with purchase options, these are arguably the 2 forms most vastly used over more years than I can recount, generations. 

Purchased various sheriff auctions, short sale, low-balling, flipping, being a landlord and much more.If you are stuck, not knowing where to turn, please feel free to reach out, All the best

Second - Set Client Expectations from the Get Go!

We politely turn them down as we only do maintenance for our clients. 

Purchase price: $90,000 Cash invested: $50,000 Sale price: $289,000 4 family building purchased in distress in Mount Pleasant neighborhood, previously owner occupied for quite some time, the owner could no longer care for it.

How are you financing your purchases in this lending environment?