My options for fixing this were extremely limited, almost non existant.

For what it's worth, while a joint and several guaranty is most common, I've seen and have been a part of transactions where the parties negotiated limited guaranties for each guarantor (usually based on their % ownership) adding up to the 100%.

They set everything up for you.

I set aside more than I normally would for maintenance and repairs because of this. 

As a option, instead of a commission structure, you can put them on a bonus plan and provide payouts based on a set of criteria. 

The way most people do subject to deals is by setting up a system of checks and balances providing some protection for both buyer and seller, and trying to avoid alerting the lender that a deed transfer has taken place.

Feel free to reach out if you ever want to chat about a particular property or you need a second set of eyes to nail down the property you're looking for. 

What apps should I use for setting up a system to invest in tax deeds?

If you don't have a buyer relationship already set up, then you will need to market it to find a buyer.

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