Quote from @James McGovern: @Erik Estrada originally they represented a simple straightforward process but I learned otherwise  They have 3.7 stars on Google.

You need boots on the ground, market research, buy [box], cash/pre-approved loans, negotiation skills, and local knowledge to bring it all together. 

Otherwise, cut your losses and move on.

By the way can anyone recommend a real estate lawyer on the New York side of the Berkshire?

Happy to chat on KC if you looked here

To my fellow realtors - when you're showing a home that needs renovations or even on a listing appointment how do you usually handle those conversations about accurate cost and/or visualizations?

Even if they’re junior to the tax lien, the dues may still remain collectible.Consult a Real Estate AttorneyA Texas real estate attorney who understands both tax deed sales and HOA law can tell you definitively if you’re liable and what options you have to dispute or settle.Stay Current on New DuesMake sure you’re paying any new assessments going forward to stay in good standing and avoid compounding the issue.Summary: Even if the tax sale wiped out the lien, some HOAs still have legal paths to recover past dues.

depending on the lender 90 days to 6 months is fairly common to base a cash out refinance on the as is value.

As long as your intent at closing is to make it your primary and you intend on living there for a year. 

We need about $15K for an important project on our personal home.