If the contractor countersues, wins big, and all the homeowners end up with huge assessments, you may end up in a position of not being able to repay the loan and they don't want unhealthy collateral they will have trouble selling.  

Always to persist and you will WIN!!!

Given that it sounds like you make a good income let's assume you can match this 21k with your own earnings = 42k.

After winning the AUCTION, getting Title Insurance is must.How do the PROs approach this issue. 

@Catherine Peters so a few thoughts. 1) to "mention" someone type the @ symbol followed by the first three letters of their name and a drop down list will appear with those that match.

If you work the tax lien angle they are bid down on the percentage of interest and if you become the winning bidder after the two year redemption period, which starts at the tax lien issue date, then you can apply for a tax deed. 

I need to do these things to match what is in the local area.  

Any idea if there are different mortar mixes and how to match it to the brick?

My partner and I do our research on every deal we come across, we are transparent at all times, we are always thinking "win-win", and we take this business serious.

Until then, play the game to win!