I would also consult a local attorney if you are unsure how the tax liens work in your area.  

In addition to the law firms Rishel Consulting Group retains for federal regulations, we have a totally separate law firm we use in Louisiana for the loan portfolios we are involved in there.$5,000-$10,000 is not a expensive home, even in Louisiana.

Consult an attorney. 

I would consider consulting an attorney before searching around for vague documents that you will be legally bound by, and really you will have no idea to what they say or the obligations they impose.

The hard money consists of a 3% consultancy fee and a 3.5% origination fee.

Yes tax liens and applicable laws do very or can vary from state to state or even from county to county so I would consult local real estate attorneys or with local authorities to be sure you are well informed and know fully what you are getting yourself into.

Echoing what a few others have recommended, consulting with an attorney would help clarify all of this for you.  

I'm also a real estate investor/real estate consultant in Vero beach...let me know if I can answer any specific questions about your accomplishing your investing goals. 

Then learn about and consult with those that can finance a deal for you.

We have big plans to grow our business which also includes a personal real estate investment portfolio, getting proficient at consulting with our clients who want to invest in real estate and also working with more investors who want to buy and hold or buy and flip.