All the motivated sellers you need are as close as your finger tips or your phone.In my opinion all sellers are motivate to sell if it is listed' expired listing or FSBOs and there are tax sales poaching, foreclosures, public auctions and rent court leads.

"Where the lease identifies an amount that must be paid if the lease is terminated before it expires, a tenant can generally be charged that amount.

So by using permanent life insurance you are essentially paying them to manage your term life for you and guaranteeing that you will be paying for term life insurance long after your need for it has expired.

AFAIK not being able to immediately obtain title insurance is pretty much the norm for tax sales, at least in states where there is a post-sale right of redemption or some other way to void the sale.Account Closed is probably right--the only way you will obtain title insurance is to wait for the statutes of limitation to expire or to retain an attorney for a quiet title action.  

I know of one project where the land was leased for $600/month, and when the lease expired the land owner jacked it up to $2,000/month. 

And there's a fat upside to those rents as leases expire, because those are WAY below market for that area (about 300 a month each).Sound like a deal, or am I missing something?

If you're worried about the 1% rule (and it's not a great metric, imo) it sounds like current rents are artificially low and can be raised whenever leases expire. 

I'm low on capital, but on 1/8/19 I will be able to cash out refi when a grant expires on the property.

Starting with FSBO's and Expired's would be like competing with top bodybuilders...

My question is should I sell my rental in Riverside County or continue to rent it out when the current lease expired in Aug 2017.