I don't think you're a full fledged guru type Ben, tendencies at times, LOL, but seems you have the formal education to teach and the basics of RE, more than most.I don't know what your program costs, would you just state that?

I bought several tax liens at Alabama auction and I understand that the process to get the title is to file a tax foreclosure action which, based on what the attorney Gregory Stanley is saying and unlike what many articles are mentioning, is a judicial process.

unless its a judicial foreclosure, there is no court case to follow.

You should definitely set up a formal entity.

There is no certificate or formal schooling that you need to become successful.

Purchase price: $3,000 Cash invested: $25,000 Sale price: $75,000 Purchased at judicial tax sale (my first time purchasing ANY RE).

You could also give the tenant a formal warning of lease violation (committing waste) and, if repeated violations occur, eventually terminate the lease.

Do you have a title company that can do a search and issue title insurance without a formal closing?

Finally, you can find a good combination of cash flow and appreciation by using a syndicator/operator who follows a value add investment strategy.Either way, be wise, be judicious, but don't stand on the sideline.

Run it correctly, observing all of the corporate formalities, and have good insurance.