Auction property had a second lien I didn't catch, what actually happens now
Bidding at a county trustee sale next month and I'm trying to stress test my title work before I put cash down. My understanding is that the foreclosing lien wipes junior liens, so if the first mortgage forecloses the HELOC behind it gets cleared off the property and the junior lender is left chasing the borrower personally. Fine.
What I can't get a clean answer on is the stuff that survives regardless. On the last three files I pulled I found: a code enforcement lien from the city for about $14k in accrued daily fines, an unpaid sewer assessment, and on one of them an IRS lien recorded about eight months before the sale. I've read the IRS gets a redemption window after the sale where they can take the property back at what I paid plus interest, which sounds survivable but ugly for a rehab timeline.
My rehab budget on the target is $60k on an ARV around $290k and my max bid pencils at $168k. A $14k municipal lien eats a real slice of that. Is there a practical way operators price survivable-lien risk into a bid other than just padding the number, and does anyone actually get municipal fines reduced after taking title?