Many investors, like myself, just hold TItle personally with homeowners/landlord insurance, umbrella policy, and keep the property in good repair. 

I do have an umbrella policy to cover all my assets but that has nothing to do with what replacement cost is to having full coverage on a property.ThanksDaria

Hi Melvin,Origination charges = 0 [Covered completely with lender credits]Services you cannot shop for = 2725 [This is the VA funding Fee]Services you can shop for AKA title work = 1723Total Loan Costs A+B+C = 4448Taxes and government fees = 3279 & G Prepaids and initial Escrow at closing = 10007Total cost including escrow = 14455

And third, you can make sure your lease's guest policy and non-smoking clauses are beefed up and made extremely clear to the tenants.Lastly, you probably inspected the property at least once or twice before closing, so you would have likely been able to determine if there was any significant smoke damage or cigarette smell inside.  

Compare, contrast, and then define your own policies utilizing common sense.You must proactively defend your decisions.

Ask questions, be careful of second liens like government loan or assistance down payment.

Im not sure about the late paymenet / eviction policys though. 

Charles, thanks for the biggest laugh I've had on BP.After reading your first post I said to myself - perhaps he’s on the After Repair Value.gov Government web site – lol!

Tax sales are a balancing act among (1) the need of government to collect property taxes and, if owners will not pay then, then to provide incentives for investors to purchase the tax rights and (2) investors, who need an attractive return for the risk they are taking, and (3) citizen taxpayers, who should not lose their property and all equity because of small debts and perhaps temporary or at least relatively short term financial difficulties.

Utah is a non-judicial state, which means that the procedure is governed by state statute.As a beginner, I think it's best to focus on pre-foreclosures.