@David O.I'm not surprised to hear that and you are correct that a transfer form signed by you requesting the direct rollover is all that is needed; however, companies like the one you mentioned including Equity Trust  and many others that I will not mention are notorious for this, and the do it because they like to play games.

Belongs in prison.

Given that the Bay Area (and California in general) is notorious for high housing costs, I'm looking for advice on the best multifamily housing market to break into in-state.

Not the prisoner kind lol. 

The city government of TP though has a notorious reputation of being very difficult to deal with on these issues.

GC's are notorious for trying to manage 2-3 jobs at the same time and often have to push back start dates.

We have tornados, droughts, bad politics, overcrowded prisons, locust, floods and taxes, lord the taxes. 

I'm a medically retired Prison Guard. 

Banks are notoriously slow when it comes to moving property since they are just cutting losses.

@Tvzi Balsam,This is what the REO brokers from Fannie Mae are notorious for, what I have found works for me is you get an independent agent to register with Fannie and the put in your offer, have them follow up the next day with a phone call, just make sure  you have your proof of funds available to submit with said offer, and make sure you have  done your due diligence, as most of these REO'S are loaded with violations that they pass on to you.