We own a non performing note NPN where the HOA is foreclosing upon next week.

Individuals can invest in private real estate by acquiring assets actively as a direct buyer, or passively with a private real estate investment firm, an online crowdfunding website or a non-traded private Real Estate Investment Trust, or REIT, which is not exchanged-traded and subject to market volatility.But three things are not confusing: the main benefits of investing in private real estate.

If using a lender this is a non issue.

They could be in a non taxing jurisdiction or they could be in a smaller jurisdiction.https://thefinder.tax.ohio.gov/streamlinesalestaxw...Also I don't think its necessary to file for a new account ahead of time. 

Non payment cases are cut and dry. 

If they want you to sign a non-disclosure agreement, that's perfectly normal. 

Here is what page 5 of IRA Publication 560 states:https://www.irs.gov/pub/irs-pdf/p560.pdfHowever, if you are not self-employed, you may want to open a self-directed IRA and transfer the former employer plan into it.

Seller likely does not want to 1031 exchange into another property, wants no management of the property anymore, and wants a somewhat passive income stream from holding the note.If you pay him 15% down that is a large chunk of change.It's different if they are financing close to 100% with 5% down and non-recourse loan.

One paid, one vanished so maybe someone will say they’ve had horrible experiences but I doubt it would be government caused.

trust deeds non judicial. so like in GA and MS  which is trust deed country or in GA its called a Deed to secure debt..it can be quit fast 90 to 120 days from filing the NOD .. in mortgage states and particularly NE states the process can take some time but usually at least one year.. to from what i have heard in NY it can take 3 to 5.. borrowers and lenders can also stall things out a bit using different methods.