I found it again, and this time, I'm committed to turning it into reality.I genuinely respect the community you all have developed here and look forward to participating and getting to know you. 

There was no hostile, non-permissible, negligent environment under which the contract was formed. 

I go through marketing low equity deals if you search "Brian Gibbons Quick start  fast start"If you want respect from attorneys especially probate attorneys, get a real estate licenseYou can act as a principal in contracts as long as you get on title.

10% interest is crazy high in our current environment.  1% down also probably isn't enough to cover his closing costs even.  

Anyway I can sell this note at a respectable amount?

I know and respect another local agent who approaches it a little differently than I do.She'll show properties once.  

Answer: Money can't buy self-confidence,  self-respect or integrity and if someone has many insecurities no amount of income or fame will correct that.

Is 30K-40K a respectable return in that situation and is that the goal?

Of course there was a cost of doing business in this manner, as the broker had to get paid (either buy you or the lender or both - back in the post crash days.)In the post Dodd-Frank increased regulatory environment of lending today, the advantages are not as great using a broker as they used to be. 

However, many muni/counties are now just leaving as violations within their respective departments and not filing a lien so that they remain after foreclosure.