Commingling trust accounts is the number one way Brokers lose their license as such I NEVER had a trust account.. but then again I never did PM just general brokerage..

Trusts? 

Trust me, your branch bankers will be ill-equipped to answer your questions.

I understand if you’re going in with a partner and you don’t trust them enough to use TICs and insurance, but as a solo investor why?

Regarding BRRRing OOS - it can be very dangerous:(Too many newbies take contractors and agents at their word, when "trust, but verify" is extremely important.Given you're in Chicago, would recommend you plan 2 trips for a BRRRR:1) Initial walk-thru with contractor(s), which you should video for documentation & accountability.2) Final walk-thru BEFORE paying out final amounts to contractor(s). 

Really the person that is going into the flipping game should know the market very well to do these comps on their own, and back it up by asking their trusted real estate agent/professional for confirmation.

Downsides is you have less of your feet on the ground and really need to trust and verify all vendors.

Check out investor lift, there are sometimes good deals on there, but make sure you vet the area and try to get a due diligence period on your offer, a lot of the times you can trust their ARV or their take on the condition of the home.

Partnering up with family that has trust in our track record boosts confidence and allows for continued business.

Totally different policies and procedures.Sounds like you don't trust your agent though.