My purpose is to speak in a more general way that a smart Sub2 agreement coupled with significant cash reserves can mitigate some of the aforementioned risks.In short, get a good RE lawyer with deep experience in creative financing transactions to review your situation and you may find that (if no better options come along) it may be possible to sell via Sub2 with a level of risk you are comfortable with.

I live and breathe livonia market 

I have heard with time shares you can buy existing ones from people that want out for deep, deep discounts.I have friends that take vacations all the time and use the free trips and have the spiel down cold on how to get out of the rooms real quick and say no to everything.Me personally I can't stand that stuff.

Every so often though it rears it's head and I re-examine all of my reasons for doing this as well as all of the advice and calculations I am following to minimize my risk and I breath easier:)

You need a huge deep end.

Unless you have a really deep Rolodex of investors who have experience investing in these types of deals and with you, you should start getting soft commitments before you have the deal. 

For flips, look to transactional lenders, they won't care about credit issues and there won't be time to file any liens really.........except, some judgments attach automatically so check your state laws, a title company can tell you.If you don't have the conventional RE basics under your belt, start there, not strategies, you're jumping in too deep, start at the shallow end to begin. :)

I love the deep woods....

Great article I am diving deep into land right now and this is really helpful. 

Also, let me add that if you have a great deal flow, you may only need one buyer with deep pockets.