More likely you fail to adjust to market rate.

The amount of equity you have doesn't indicate the amount of gain at all.Gain is determined by the difference between your adjusted cost basis and the net sales price. 

It may be some time to get all the parts in place.In the meantime, you should continue to monitor your holding and rebalance or adjust investments as appropriate. 

You have to depreciate cap ex as separate asset over 27.5.If your expense is below 2500, you can expense it.If your entire cap ex plus repair for the year is below 2% of your adjusted basis maxed at10k, you can  expense it as well. 

I know a lot of speculation, but if I have multiple exit strategies including possibly holding the property for much longer up to 5-7 years then it may not truly matter; although going in on higher cap may always be better because you have a greater chance of lowering.I don't know, just feel like, I am talking myself into it, buying now.Best time to buy may be brief period when the cap eventually goes high with market crash or adjustment and eventually the interest rates will need to be lowered to revive economy!

Has an "adjusted build date" of 1985, though. 

whenever i need help with a house or a building its covered. and every year it gets adjusted depending on how many houses i do. its a win for him because he gets passive income and if he gets a few more investors like me he can really expand his buisness,  and a win for me because i will cut costs and time by bidding jobs out.

I've read that hiring a private insurance adjuster can be a good idea, and that I should ask the insurance to provide for housing/hotel, as well as keep all receipts for eating out since we don't have a kitchen anymore.Any info & advice will be greatly appreciated!

In CA I can email title company day of the sherif sale and within two hours I’ll get the clear to close title very or detail title report..... i am finding it very difficult here on the east coast one title plant is digital and accessed anywhere in the world the other title plant is at the courthouse and is done through manual labor.that's what they call a title abstractor.. we don't have those folks on the West coast.. at least the same type of position you find in other states..  

They can accept the offer and you get a good deal or they can reject it and you move on to the next one.If you are trying to do a flip or a wholesale deal then you may need to adjust the numbers but the basics are the same.