I'm not sure if I'm going about this in the proper way but you made a statement about informing lien holders by letter thus starting a one-year redemption period for those lien holders. 

If the taxing authority does what they are supposed to and notifies the mortgage holder, then they get wiped out at auction.  

Ground rents are perpetual and are bound to whoever owns the home - the ground rent holder can not terminate the ground lease.Its confusing and can appear significant, however in the grand scheme of things its really just a little hiccup in the Baltimore real estate market.  

Also anyone know if VA loans have due on sale clauses, or is it a good idea to leave title in the mortgage holders name and hold a quit claim deed that seller signs, but is not filed, until I am ready to pay off the mortgage?

If you run title, have an attorney fee, inspect the property, have costs of bringing anything current those are your costs to acquire, the difference you are getting may be due to the note holder's costs and you using the purchase price as the PV.

I'll not consider the check book style SD-IRA because my view and maybe some FUD coming from a somewhat well known SD-IRA/SD-401k Attorney saying the IRS is moving to start auditing SD-IRA holders especially if they hold real estate.  

We have already talked about "life events" that a borrower or note holder may face that can cause a note to surface, become public and be discovered in connection with other activities which can also bring in the above mentioned agencies.

Did the past holder seek collections or did they allow it to become a stale note where they abandoned their rights of collection, which is a bigger issue.

Kesler, acknowledged “in the event that a mortgage loan somehow separates interests of the note and the deed of trust, with the deed of trust lying with some independent entity, the mortgage may become unenforceable.”’The practical effect of splitting the deed of trust from the promissory note is to make it impossible for the holder of the note to foreclose, unless the holder of the deed of trust is the agent of the holder of the note.

Two different questions.If the holder of any lien forecloses, that lien is wiped out.