Assuming the property owner isn't playing games, why would an independent appraiser inflate the value? 

James Wise called you out on ties/ownership in this PM entity, and you played word-salad games trying to pretend had no connections to it. 

I personally dont know where title insurance comes into play with these either if your not recording a debt instrument and then getting a lenders Alta

Focus on Cash Flow Early On:While appreciation is the long-term play, as a beginner, I'd recommend focusing on cash-flowing properties to provide you with a safety net and help you ride out any market fluctuations.

I don't rent directly to the individuals.  

So it isn't a complete waste, you would simply need to follow the strict reading of the law with no private clauses for consideration...I'm not sure how that plays out since technically if the lease is void, so is the tenancy meaning you could terminate anytime and not wait for the original lease expiration...I'm sure that's covered somewhere, but again I'd ask my local atty what to do given this is such a locally specific issue. 

Think about the things that would be important to you whether you’re a single individual, family, student or employee and decide what areas provide those things.

Does it have to be 100+ hours for one of us individually, or can it be 100+ hours for my spouse and I combined?

A Beneficial Owner is an individual who either directly or indirectly owns or controls a company.

You could go into NJ (although the cost to play is high in Northern, but the rents can be very nice), or you could bypass and head into PA near Delaware Water Gap and get low taxes and good renter options.