Outside of real estate, I'm a business insurance broker working with small businesses, commercial realtors and anyone involved with serving businesses with less than $20M in sales.

Therefore, you would have 40 percent of potential sales/buy clients with potential of double ending commissions by representing both in a deal.

What I wrote above does not create an attorney/client relationship between us.

., pay them and enter into a written agreement to establish an attorney-client relationship.

If that is the case, then you have to find all of them (not an easy task), and serve them with the quiet title paperwork.If there are other issues or defects in title, like if any of the defaulting taxpayers had judgments or liens against them, then that can add to the complexity. 

I've bid on a bunch of these as have my clients, and there are many reasons to see them in advance (mold, bad location, terrible general condition of property, bad septic system, etc).

., etc that is Assisting the agent in their role as an agent......Not granting that access to clients.  

I had a client who purchased land to build a house on.

If the properties are in Los Angeles, Exit all of them immediately and let someone overpay in the current LA market, Then purchase an apartment complex at the Institutional grade that will deliver you a couple of million a year in cash flow.When I worked in Private Equity and a new client showed up with over 20 million worth of debt free real estate spread out over 15 or more properties, It always surprised me that consolidation into one asset never came to mind.   

I have a client who is working on pretty much owning the street she lives on, to each their own.