Generally, closing costs involve these: loan origination fee (a compensation to the lender, around 1% of loan), loan application fee attorney's fee, lender's attorney's fee, credit check costs, PMI mortgage insurance title search & title insurance for lender and title insurance for yourself.Seller prelim Title report :: hazards report :: Agent Commissions :: Existing Loan Payoff :: transfer tax/recording :: owners title insurance :: 2,400 (0.35 * sales price) attny fees :: liens / judgments :: hoa fees :: prorated property taxes :: ttermite inspection ::repairs (demand by buyer) ::Buyer Appraisal fee Origination fee Pre-paid interest Pre-paid insurance Flood certification fee Tax servicing fee Credit report fee Bank processing fee Recording fee Notary fee Title insurance

I will have the certificate of title in about ten days in order to gain access to the property so here are the initial photos and a pick from the window...

I discussed this with an attorney and found out that the contract was valid and we had every right to move forward (the seller didn't just sign the agreement, but also provided testamentary letters and death certificate).However, I elected to basically do what @Jeff Rappaport suggested.

In the required documents, it shows "official transcript or course completion certificates for Real Estate Principles, Real Estate Practice, and/or one other required course"  This is kind of interesting... can I just read these two books myself to go to the exam test directly?  

In case someone else from Massachusetts comes across this, it seems that all you need is a bill of sale:http://www.mass.gov/ago/docs/consumer/mhg.pdfOwnership of a manufactured home is usually proven by a bill of sale or certificate of origin.25 If you are buying a new home from a dealer, the dealer is required by state law to provide a certificate of origin.

I was wondering if there ante any seasoned veterans to the world of tax lien certificates that could help me out!

That is correct about giving you a quit claim deed but that is only after the redemption period is over and the taxpayer not only doesnt redeem but also doesn't file a lawsuit challenging the legality of the sale.The IRS probably doesn't care what happens after the sale just as long as they get their money...I assume all they are interested in is recovering their losses and what happens to the investor after the sale isn't their problem..therefore they aren't hopping up and down to answer questions on the matterI also have read that this is a VERY confusing part of the law...and could potentially be very costly for the investor to protect their interest...because all they really get during the redemption period is a certificate of sale...the taxpayer is still the owner of record and could sell the property.

Interior design alone can cost you 10% if they are educated (degree bearing, not certificate) and trained in interior design.  

It details information on how to research real property documents prior to investing money on tax deed/certificate sales.It also details a whole network of local information resources that will assist the individual investor.

So it is a little more involved, this can take up to several weeks and you cannot conduct business until you are a registered business with a certificate of registration in hand.