You're freaking me out a bit with your loose understanding of tax cert sales for your area.

Then those two went dark and they are going to loose their house, its just that simple.

I thought about using a turn key company, but it seems that you loose most of your profits when you do this.

If it were me, I'd push as much risk onto the would-be "seller" while gaining 100% control of the deal by bulletproofing as many loose ends as possible.Let me know if I can help.

I was in a room of advisors about 4 years ago all independent guys.. all about mid 30s and we were having a big dinner and drinks and they were mainly selling annuities to older folks.. and man did they let loose..

Like, even on days when my houses were tenanted, I would be getting $300 maintenance bills -- to “rework wiring in panel area; retorque all lugs for proper terminations; found several loose connections through electrical wiring”.

If you take the properties that I mentioned and added the 4/2 with neg 105 to that, you'd have about 250K in equity (obviously that's on paper, so might not be that much) and you'd loose $ 5353 loss.

Especially depending on where your market is, I would hate for you to loose money by waiting to sell.

-one of you dies-disinterest : one of you looses interest in what you guys are doing-drugs: one of you becomes an addict and can no longer serve as a co-ownerSorry I don't have better advice, but I hope that helps in some regard!

Then I follow a somewhat loose scheduled (compared to others I've seen) that works very well for me.