So in this instance 100,000 down and carry the 100k additional.

The above poster may be correct in instances of 3.5% or 5% owner occupancy.  

He is going to manage the rehab because of his extensive construction background and I am going to be the money.So if this potential deal is for a 100K house- I put my own 20K as a down payment and another 30K for the rehab while he manages the rehab. 

For instance, I am going to invest in a mobile home park syndication with one of the most experienced operators in the space for returns at about the range I put above.

The logistics of what you're going after are extensive - not impossible - but very extensive and very risky, way beyond what I'm comfortable with.It's not common that a 1st and 2nd position are auctioned on the same day - so you might buy the 2nd today, and then the foreclosure on the 1st is scheduled for auction in 1 week, or 4 weeks, but then gets postponed, or gets sold for 10k less than the debt, or it gets rectified and the homeowner saves it through bankruptcy, or they somehow save it, and now you have to deal with collecting or getting a judgement, and then collecting on the judgement.I don't think I've ever paid more than the original debt at the trustee sale.  

(I didn't ask about subdivisions though)There is no redemption period after the sale but the counties work extensively with property owners to get their taxes paid and are pretty lenient with extensions if they can contact the owner.The only kicker, and maybe Jay can offer some insight, is title insurance.  

We were already under contract, so this may turn out to be our only saving grace. 2) Extensive work was needed, over $100K in rehab in all, much more than we should have taken on as inexperienced investors.  3) We took the wholesaler's recommendation on a general contractor.  

A real estate investing simulator and a browser extension that analyzes properties on Zillow.

Having said that as noted above I think the chances of collecting in this instance are pretty slim.

Take for instance Hidden Valley Lake in southern Lake co.. its an Old Boise Cascade development one of 27 they built in CA in the 60s... you could buy a nice home there 20 years ago for 125k and under..