Here is how you would make money buying a NPN:House is worth $100,000 "As Is".Note on the property is for $100,000.Note holder would have to foreclose, fix up property, list and sell/close.

Account holder (you) are typically designated as the plan trustee (you don't need a TPA), which gives you total control over your plan assets.

Then at the time of distribution - account holder will be paying ordinary income tax.

The client would identify the properties in the portfolio and invest their exchange funds so that they are a percentage interest holder in the real estate.

This can give faith from a private lender; that you are willing to put money in the deal along with theirs.Do the right things like recording mortgage with title policy for lender and property insurance with lien holder information. 

If the DST owner can sell quickly that's even better.10% return in RE is possible but one need to be a note holder/investing at debt syndication for riskier asset class (just look at GF there's lot of offers like that). 

However, the units are very badly damaged.I would like to file a claim through the loan holder's home owner's insurance.  

Looking now to put it under an LLC (which I have already), but my current mortgage holder "doesn't do LLC's" so I'm looking for recommendations for investor minded mortgages. 

It's mostly premade and you add-up your own points such as "refrigerator - ice cube holder trays to be returned in the same condition as they were originally, tenant expected to pay for carpet cleaning costs, security deposit paid amounts and date, number of keys provided to tenants, rent payment deadline etc" 

A lien holder purchases the certificate at sale, if the property owner doesn't pay the back taxes then the certificate holder can proceed to sale.