You would still need pass their state exam in most cases.

I suspect you have little to no experience in searching and examining chains of title or an understanding of what causes the vast majority of title disputes or an understanding of what losses a title insurance policy indemnifies against. 

 I believe any (or at least most) title companies will examine the full chain because things can resurface or come up after the fact.

Again, others might feel differently here.3) property level due diligence: (takes seconds to weeks per deal): here is where I drill in with the low-level details.a) pro forma popping: I examine all the assumptions, and see if they are overoptimistic or not.

I passed my real estate exam in May.  

It's been very frustrating and it makes me wonder if I've been doing something wrong.Should I re-examine my process or stick with it until something comes my way?

At this point in the market, I'd say it makes a lot more sense for many investors to examine private lending or passive investing.

Get your head examined.

Would-be buyers do not have constructive notice of unrecorded liens so they are unenforceable against purchasers for value.You either need to learn how to run title yourself or pay an examiner to do so before you bid.

Make sure to examine costs and mortgage ins costs as  well