If this happens, do they notify ALL the lien holders of the tax lien sale and do all of the lien holders have a equal opportunity to redeem? 

Oh I forgot to mention your parents probably could just quick claim deed you the property as well which may be easier (depending on where you live).As for sub2 deal structure it's just a purchase and sales agreement with a subject to addendum saying that the current title holders are selling you the property for exactly what they owe (i.e.

The holder of the note would use the money to buy real estate but I would only receive one payment annually so there would be very few transactions. 

I am also a property manager, flipper, holder...

As security for the seller, I would then of course put her in 1st position lien holder with a mortgage.

SUN  and cheap real estate compared to other west coast areas.. plus very good airport so I can fly to all my markets.. easy in easy out.. we do about 3 to 4 flips a year in Vegas ( I am not a buy holder) and we do well on them.. its not like other markets were there is a ton of inventory but that's OK.. you can retail a home there like you said if its under 300k its gone.. other markets were folks buy and hold you will NEVER in your lifetime retail the home. and if you do you will lose money..

Reference the Swanson vs IRS case and you will see that the IRA account holder was actually the manager of the LLC of which his IRA was the member.

In a reverse, your QI takes title to the land (with the funds provided by you that you mentioned) as what is called the exchange accommodating title holder (EAT). 

Then I can have the deed holder transfer ownership via general warranty deed. 

Quick bit about me: I have been going through the Visa process to move from Melbourne, Australia to the great country of America.