In my circumstance, I am not living there, rather renting it out.

Title companies are in the business of issuing insurance, providing settlement services & acting as an escrowee in certain circumstances. 

What is the circumstance in which you cannot contact one?

Nice properties are greatly valued over neglected properties.

Most conservative folks would say more than a year but there can always be circumstances where less may be acceptable or more required.You're absolutely right about the enormous tax bill generated by ordinary income coupled with self-employment tax, and HCA surcharge.  

I just did an MLO with similar circumstances, seller didn't want to trigger taxes and she had an amazing fixed rate mortgage for 12 more years that I wanted to leverage. 

Hello, I am actively looking for a Large Multi Family Apartment complex either in Tennessee or North or South Carolina.I am open to other areas as well, but these are my preferred areas, the property I want must have the following capability,Room for instant/forced equityRoom for growth of opportunity, i.e. under rented, neglected or room for further expansionPreferably B or C+ propertiesI am not affraid of work, and in fact are one of those crazy people who likes a challenge, so I hope the BP community keeps me in mind, I look forward to your thoughts and suggestions. 

You must be highly self motivated for positions like these, not just in training but on the job, fatigue is not an option and your attention detailed to 110% as you perform.They also require a great deal of focus, you can't be distracted and you are disciplined to remain calm under extraordinary circumstances or in an emergency. 

There are billions of people in unfortunate situations in other countries that would literally risk their lives for a chance to have the same set of circumstances our whiny citizens have and were granted by birth.  

I don't mean to be rude but I don't see what you/your company could do that I couldn't do... unless for some reason I was legally bound to use such a company, which I believe (at least in THIS circumstance) I am not.You may have your opinions, as I have mine, but I am trying to determine whether or not the situation as outlined above is in compliance with Colorado law... again I realize that once I ASK for a test and the test is hot, that everything is THEN regulated by the state.