County assessor says they don't sell occupied properties at tax sale so I'm not as worried about having to evict.As far as I understand you get title to the property after the tax deed is recorded, but you can't get title insurance for a year because there is a one year redemption period for certain entities.

By investing a set amount at a periodic time you'll always buy more shares when the market is low than when the market is high.

(i did this on one of my own properties) Also if there is enough equity might make sense with your 250k exclusion)On the other hand if you are just going to rent it out or flip it:Rule 1) Here in CA if an NOD is filed and even if its not and they (the sellers) have fallen behind in payments, you could still fall under this code, YOU MUST NOT GIVE THEM ANY MONEY , during there 5 day rescission period.

Then if they don't have it, I can give the notice on the 2nd and save 4-5 days of "kick out lead time"There is nothing about a required grace period in the state statutes, and I don't have to allow x days for mailing.

If you're willing to reinvest all of the cash flow with additional contributions you can get to that number in a pretty reasonable time period.

Put all that on paper, then decide what education you need to get there.One final thing, my mentor offered a great package deal with tons of stuff and frankly I wasn't ready to take advantage of it in the time period of the initial package (6 months).

One is that rental income would be greater over the 20 year period.

There were also a handful of loans to trusts made by WaMu and a few other extinct banks during the mid-2000's period of loose/cheap money.Title holding trusts, of the sort commonly used by real estate investors in my area, offer first level privacy for investor types and convenience of administration, but no real asset protection.

I cannot manage, I just can't - I work fairly long hours as a lawyer and it is not an efficient use of my time.

That would allow you to acquire the property and still take advantage of the low interest rates, although there would likely be a seasoning period (6-12 months, depending on the lender) before you could do so.Certainly there are other strategies too, depending on your specific situation.