In other words, you need to define your own value proposition and convince a mentor that he/she should work with you because it is to their benefit.

This will be good because the risk is practically 0, I'll be making more than with my job, I'll be able to start putting away money for down payments on rental properties, and I'll be able to work with the investors that I bird dog for to start learning about the stuff I really wanna do.

Make sure the contracts are written in such a way that you only risk is your earnest money deposit and be prepared to lose a deposit.

The bulk of the risk is with the purchase of the land though.The seller has expressed interest in a leaseback when we presented him with this option.

Even then would be risky.

And yes the risk is real and always there in tax sales.Doesn't seem to stop the players though; one pair in Montgomery County that buy quite a bit have been mentioned in one of my links above.

I think this risk is modest.

Seller will not like it of course but I do not have to buy if they do no accept my proposition nor do my clients.

BUYING sight unseen is MUCH MORE RISKY, IMHO.

You really have to know what you're doing and do as much research and have enough experience to know when the deal is right and the risk is worth the price.