Ask you Attorney about something that is other than an "arms length" transaction or below market transaction. 

I have bought well over 100 props without title insurance. although out your way i would not buy without   in our west coast markets title tends to be easier to track as its digital in format.  

Her roommate and I met in person to sign the lease, and everything else was digital.

Good Evening, I have a what seems like easy question but the more I dig it is very complicated.

If you chose to keep the contracting “at arm’s length” and avoid any future liabilities, then verify/hire your contractors and don’t bring them in-house and be clear about their roles and responsibilities beyond the Scope of Work.I think it’s also important to know for all of us here at BP that the word “contractor” carries a lot of weight and means very different things to different people, none of them incorrect.

Just like @Kevin Dougherty said above, you can very easily get a double digit return if you buy real estate correctly.

I prefer old school but I am fully aware that is far too much work for todays arm chair investors.

This is a house that costs a 4 digit number to buy, and a 3 digit number to furnish. 

Any lenders for investment properties that give decent 5/1 , 7/1 or 10/1 ARMs?

Even if you owned it in some entity, it wouldn’t be arms length, and would be difficult even with a new job I believe.