I've been updating things that need it and lucky enough, I can do the work myself to keep cost down for now, only because it be my first rental.any advise would be much appreciated. 

I have been advised to do a title report on any properties I want to bid on, but am I able to do a title commitment? 

Dump the thing and either hang on to the cash while you find a performing asset or 1031 into something that does perform.

Hey @Sidney Duquette so I am not a fan of buying properties that can't perform with the hopes that it will build equity to offset the losses.

With many advisers there is safety.  

Do not rely on your subcontractors to know/perform the code correctly for your area.

Readers are advised to seek professional advice.

Here’s my honest advise; consider studying for and obtaining your real estate sales license, and obtain a part time position with a real estate agency that will provide training, guidance, and oversight.  

Come to think of it, though, I can't imagine why they wouldn't let me perform one just to understand how much I can offer.  

The engineer should be able to advise on the best lot line outcome, especially if there are physical circumstances to consider, such as wetlands.