The superior benefits of title insurance were recognized, and AOs and abstracts fell by the wayside. 

One location is AO, the other is Light Industrial.

Or would I take that AOS to a 1031 intermediary once completed?

We are in a hyper competitive market as well (10-20 offers are normal) and still manage to get AO's - 4 last weekend, 17 total in March - without handing over the bank.There are two issues with appraisals, one is that comps used today were sold in last year's (off season) fall market, and second - they are somewhat subjective.

If the seller wasn't willing to budge then you walk away, and definitely consult with an attorney knowledgable in the specific state as earnest money, and the due dilligence process varies greatly state by state (as well as what is outlined specifically in the aos).

I turned in my AO policies to an AM agent in town and they couldn't beat it.

I’m looking to network with contacts who might have these of records for: tax delinquencies, past due water, pre foreclosure, vacant/ AO.. etc.

AO is one of my main carriers!

After an AO on the MFH? 

What could be the benefits in either lowering the buying price (and adding addendum to aos) or putting it as credit towards settlement costs?