If you, based on market indicators, believe that there will be appreciation then hold on however we all know that's a gambling mans game. 

Use a reverse exchange where the 1031 intermediary purchases the new property and holds it for you in a special entity called the Exchange accommodating title holder. 

I have called my other GC twice this week to understand the game plan on the flip but he cannot even return a phone call which leads me to know for certain there is no one at the house working to get us closer to rough inspections.

I went to the courthouse and did a title search.

Buying from a person/estate, was 10-14 days (however fast title worked).

It would be a great excuse to plan a trip to watch a live NFL game there while checking out a few properties I own.

I only focus on vacant houses that have no redemption period after the deed is recorded, and are also title insurance eligible immediately.

If you did a true sub2, where title transferred to the buyer, you no longer have title and have No ownership or rights to transfer title, and no right to foreclose unless you did a wrap, which means you only have the right to foreclose.....this is the risk to a seller doing a sub2.

No lender will lend and no title insurer will insure a transaction in tax sale or following a tax sale unless the tax/lien is paid.IRS and state tax liens are another matter... so let us know what you've got.

There is a title company locally that will / can act as the intermediary - however the complication comes in the form of new construction.