The most important part of my job is execution.

Have any of you used one of these title companies to execute this type of transaction? 

The most important thing that VC's are looking for besides other things is "Positive Cash Flow" and "Execution".Once you gain real traction and show your analytic s for your business regarding growth ( month over month or week over week) with your ability to execute, then maybe you can have some heads turning your way.  

hard to say since there is no correct path, everyone has different circumstances so everyone has a different method.determine your goals, develop a strategy, create a clear plan to get there, execute.

(b) For the purpose of this section, a power of sale is deemed tobe exercised upon recordation of the deed executed pursuant to thepower of sale.

I also am part owner in a few commercial buildings that our business runs as executive office suites.My husband and I just bought our first 4-plex and love it.  

On my 1st foreclosure deal, I sent an executive summary to my lawyer,but he didn't get back to me which was unlike him.I follow-up...

What is slightly confusing is that these questions need to be asked of any property and the fact that this particular property is the product of a past 1031 exchange is irrelevant.Before you improve any part you will need to know applicable zoning and municipality specific governance regulations and any associated legal changes to configuration you will need to make to execute your plan.The fact that this was once  a 1031 exchange only means that past basis has been carried forward and is apportioned specifically and these allocations may need to be carried forward if the property is improved and later sold at some point as a different configuration than was exchanged into.Whether the 1031 was into one or several parcels is irrelevant to your ability to improve, combine, or divide them.  

Those rates are pretty normal for someone with a strong track record and enough equity in the deal, especially if they have strong executive summaries and business plans. 

An idea would be to execute a deed and have an attorney or title company hold it until the sheriff's deed records, then have the next deed recorded.