The tax certificate sale is conducted in a manner similar to an auction.

Developers, who do lots of market analyses, are pulling out because of local government regulations making it difficult to conduct business. 

Usually, the servicer is given the power of sale and appoints a new trustee under the deedof trust or mortgage to conduct the foreclosure sale.

And in this business it's not too hard to find the right people to use as a building block, and in the long run your not totally using them because they benefit as well as you do when they conduct business with you!

Conducting the due dilligance may cost money when researching tax property, so be aware of that.

There will always, no matter what business you conduct, there will always be somebody doubting your efforts.  

You can conduct your own search, YES.

You just have to be certain to conduct scheduled maintenance. 

However, you should always be conducting your own research to see which areas returns work best for your own investing strategy. 

Could someone who is familiar with working with non performing 1st please help me in how to properly conduct the due diligence for these notes.