Nowadays, most title searchers are nonlawyers. 

houses up the street are selling for $115k-$130k where im at houses sell way above there tax assesed value witch is 100k on this one. nobody pays full FMV nowadays here and finding FMV is hard when houses never sell for FMV Its just a reference point investors use to know how much below FMV there paying when they buy it but I believe and my Realtor believes its worth 115k -120k

I don't see too many people doing this nowadays because so many properties are upside down.

So, building hasn't started yet but the site plan is complete and my budget is pretty detailed but I'll obviously have to switch out some numbers once I get hard quotes from the steel company for the steel and the construction guys for the construction / erecting bids. 

The STRAIGHT LINE depreciation is the primary method that is utilized nowadays. 

You have to screen everyone nowadays, even your damn PM's!

I hear Chicago is a pretty rough place nowadays.  

Two years tax returns + 4506 transcripts are mandatory nowadays.

I don't know the depth of your rehab, but $25k will not get you much nowadays.

Nowadays, getting a high rental return usually means targeting lower income neighborhoods, which is not advisable at all for an out of state newbie.