In addition, I also have the $27K I pulled out on top of that as debt (which isn't taxed) which should cover any costs for the next decade (assuming I still have the property and haven't done a refi)BRRRRs are harder to do right now because of high interest rates, higher median sales prices, and increased insurance costs, but still possible with the right properties.

There’s a handful of apartment complexes that are currently for sale in the area.

Those YoY #'s are on the median sale price as of Feb 2024.

Next house was a probate that took 6 months to close : used bank financing and turned that $25,000 to $43,000 ... next we flipped a short sale.  

Should I be getting involved in this at all, or just let them figure it out on their own?

I'm not eager to spend what i figure between $3k to $10k on a well.   

Tax sales are usually full of them.

It is quite possible that there's not going to be a tax sale. 

Also, full disclosure - I have utilized creative financing & transaction structures (installment sale transactions, had the seller take back 2nd position notes, baked brokerage fees into the agrement of sale  in off market transactions to name a few), so I am not opposed to it, but they were utilized in very unique and circumstantial land entitlement transactions. 

Purchase price: $161,500 Cash invested: $46,000 Sale price: $265,000 1915 old house comes with a lot of lessons to be learned !