I can also provide you with some other recommendations along the lines of management if you get to that point.The bottom line is that, though it takes more work to set up properly in the beginning, you can make 40-50% more through short term rental (notice I didn't say vacation rentals :) )There are other regulatory caveats, etc., and I feel like the extra work in setting it up cause some people to just say "it's not worth it"...

We want it replaced; they are offering to clean it.Is there a regulatory agency we should contact concerning the improper cleanup?  

city-data.com is a great site for checking out stats on a placemacro factors to consider:population growth ratediversity and depth of economysocioeconomic and racial diversity of a populationfinancial depth (does locality have good access to capital, plenty of retail banking options, ideally investment banking level of commercial and capital fluidity)past property appreciationother important factors to consider:proximity to where you are and how that aligns with your use PM or self manage strategyactual property analysisfinancial analysisproject /rehab analysisimmediate surrounding area analysisget whatever conversations with locals you can (I've found talking to neighbors can sometimes reveal nuggets of gold)regulatory analysisget some feedback from people that have been through the process in terms of permitting/etccheck public records (my view is that the more available and the more consistent, the better)that's all I can think of for now but all have their importance and from what you've shared what makes you NOT do a deal is far more important than what makes you DO a deal. 

Some fees in title are regulatory and all the same across the board between the title companies others are not.

According to a position statemen on loan modifications issued by the Division of Real Estate of the Colorado Department of Regulatory Affairs you would need to be a licensed mortgage broker in order to collect a fee for doing a loan modification.

& Regs. r. 520-1-.07Legal/Regulatory Action: Rule(link is external)The Georgia Real Estate Commission has identified the following tasks that unlicensed support personnel may perform:Answer the phone, forward calls to the licensee;Submit data in listings to a MLS;Follow up on loan commitments after the negotiation of the contract;Gather the necessary documents for a closing;Secure public information documents from a courthouse or other public sources;Have keys made for listings;Install or remove lock boxes from listings;Create ads and promotional materials that are to be approved by the licensee;Place ads in newspapers, magazines and other publications as instructed by the real estate agent;Receive, record and make deposits – security deposits, earnest money, advance rents;Fill in contract forms following the instructions of the licensee;Monitor license reports and personnel files;Compute commission checks;Place and remove signs on/from properties;Order routine repair works as instructed by the agents;Pick up and deliver documents and keys;Schedule appointments on behalf of the licensee;Schedule inspections on properties;Schedule the dates for the mortgage application, the walkthrough before closing and the closing;Schedule an open house;Accompany a licensee to an open house or a showing only for security purposes;Perform maintenance works on properties.The Commission has identified the following tasks as some of the activities that unlicensed support personnel shall not perform:Make cold calls or otherwise contact the public for the purpose of securing prospects for listings, leasing, sales, exchanges, or property management of real estateHost open houses, kiosks, home show booths, or fairsPrepare promotional materials/advertisements without the review and approval of an affiliated licensee and firmShow real estateAnswer any questions on title, financing, or closings (other than the time and place)Answer any questions regarding a listing except for information on price and amenities expressly authorized in writing by the licensee;Discuss or explain a contract, listing, lease, agreement, or other real estate document with anyone outside the firm;Discuss the attributes or amenities of real estate, under any circumstances, with a prospective purchaser or lessee;Collect or hold deposit monies, rent, other monies or anything of value received from the owner of real estate or from a prospective purchaser or lessee.Discuss with the owner of the real estate, the terms and conditions of the real estate offered for sale or lease;Collect or hold deposit monies, rent, other monies, or anything of value received from the owner of real estate or from a prospective purchaser or lessee;Provide owners of real estate or prospective purchasers or lessees with any advice, recommendations or suggestions as to the sale, purchase, exchange, or leasing of real estate that is listed, to be listed, or currently available for sale or lease. 

They’re also subject to strict regulatory oversight at a State or Federal level.

See, that's the misguided business conservative preaching that is taken in by many people....cut FDIC in half, you have absolutely no idea what the effect of that would be, and it goes to show that nothing was learned during the Bush years in slacking off regulatory policies, especially in banking.....what kind of mess are we living in now????

Generally the maximum loan you will be able to get is 65% LTV (Loan to Value)1st Choice:Due to all the regulatory issues banks are facing these days, they will not publicly offer "non-recourse" loans, some banks will do them on a one-off basis.

For the most part, private business transactions are exempt from regulatory oversight, not just lending but business.