Great information Justin, thank you for explaining so thoroughly. 

Does it just come down to vetting the usage+location thoroughly?

You will pay for your own title insurance this way, but the other fees make it lmost a way, but more impoertantly you will get a more thorough tile search, and less exceptions ((things not covered) in the B Section under Exceptions in your title policy//committment.

Does anyone have a particular Inspector or Company that does a really good thorough job?

The probability may be on the lower end, but this is what keeps me from getting involved with commercial loans at all any more.Yes, you have answered my questions/ addressed my concerns honestly and thoroughly.  

I have a few deals available to me and I am flying down this weekend to inspect the market more thoroughly on the ground.

I kick myself daily for not getting it inspected more thoroughly and not doing my own due diligence.

It takes a good bit of tenacity for surenarrow what market you want to invest in, start building relationships with people on the ground (realtor, lender, property manager, contractors), learn the market extremely thoroughly, then start bidding.

I'm starting to analyze one deal per day for practice.Is there a quick way to calculate rehab cost and ARV (without overthinking it) before making a thorough analysis of property?

. :-)Thanks a ton for your thorough and very helpful response.