The Vacant Land Purchase Agreement from the California Association of Realtors has a "lack of compliance with any governing documents or HoA requirements.

So those that will make unsecured loans for your real estate deals are usually family friends close associates..

No matter what style of investing you choose to use, there is always going to be some element of risk, even the opportunity cost associated with tying up capital in anything (CD's, stocks, a loan etc). 

Multiple special assessments in a short period of time is usually indicative of there being problems with the condo association. 

There is TXR-2006 Residential Lease Inventory and Condition Form from the Texas Association of Realtors. 

It includes:Organization Background (My bio and about my company) and the types of projects we doA bullet point overview of the program - be sure to discuss security of their funds (low LTV; Title Insurance; Hazard Insurance)List of Clubs & Associations (REIA; BBB; Chamber; Service; etc)Template of the Note & the DeedPictures of houses yo have completedSo I would have reviewed all of this information in the personal discussion, then I present it to them in writing so they have something to take with them.

There are several properties being auctioned in my area, but I want to avoid any pitfalls associated with this type of transaction (title, occupancy, etc). 

You can always as you local investor association for referrals 

If you haven’t already, join your local real estate investor association.  

@Austin CharltonFirst identify what strategy you’d like to pursue, flip, brrr, buy and hold….Figure out the time costs associated with each and the monetary costsThen repost what market you’re in, and what strategy you’re aiming at for the best answers hereMy $0.02