Got turned into the AG and one group got nailed criminally I also had FBI in my office about another investor who did this as a financial predator he got prison.So in my mind this is going to  play out again with Sub to being taught to the masses and people being people vast majority are honest of course but there will be predators mark my words on that.

An attorney can give his opinion as to what the odds are of the different ways a legal dispute can play out, but it’s the investors decision based on a cost/benefit/ risk analysis to decide how and of to proceed.There’s no way for anyone to render an opinion about what you “should” have done without (1) complete information as to the property being purchased and (2) complete information as to the risk tolerance and financial makeup of your investment group.Here’s my advice - don’t second guess yourself based on opinions of people who (1) don’t possess “all the facts” and (2) probably never acted as sponsors of a syndicated investment.  

Does not work as ideal brrrr even if numbers play out for traditional ideal BRRRR as there is no way to extract all cash invested.  

Tax Title Services plays no further role.Actually, among your many informative comments there was one I found especially interesting.

That is how you’re going to build long-term wealth and no matter what is going on in the world, you should play the game of real estate. 

How do interest rates play in this scenario?

I agree with the excellent summary of @Stuart Udis   At this moment, and note that things change FAST these days in RE, there seem to be great ROI plays to be had.

I may be inclined to throw some referrals your way big dawg.I've tried that before, but I didn't enjoy it because it doesn't play to my strengths.

It's a long term play as the front loaded fee takes a few years to recover from.

Investors & overall market feasted on low rates, you got your stuff together during that time and now are seeing how cycles play out.