The townhouse is 3 stories with a office on the bottom floor, kitchen and livening room on the second with all rooms on the top floor.The Townhouse is being rented by a friend and we are being helpful this year.

Bottom floor got the yard, maybe that is what your yard work tenant thinks.

As mentioned previously, some HOA's charge a fee every time you rent and this could influence your bottom line.  

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They aren’t secured to a footer, they are just kinda jammed between the basement floor and some of the major beams on the bottom of the house.

Bottom line: our kids don't need much of our money when we die- $100k each is more than enough (exception of course: special needs children).

Bottom line, lots of investors sell properties "in-house", if the investor has been around for more than a year or two and has a lot of transaction history they likely only buy the properties with easy title work and outsource the rest to title companies, so you're probably fine.  

To me it looks like the market is still stagnant with the exception of the bottom end STRs - and I mean very bottom end STRs.A lot of new building is finally getting completed as well which is also adding homes on the market.  

Bottom line. 

That part I agree with you, everyone is waiting for the bottom.