I spoke to an investigator at the MHIC office and he said they may not even investigate a complaint from someone with more than 3 properties.

-Given the amount of effort and time, while working full time with 90% travel out of town, I will investigate a turn key provider for my next purchase.

No affiliation, but https://www.oeservices.net/environmental-site-asse...https://www.wh-m.com/service/phase-1-environmental...I have used Terracon for my clients and very pleased with their work in Texas.https://www.terracon.com/services/environmental/environmental-site-assessments-and-investigations/

The sponsor happened to be an individual that I had heard was under some sort of FBI investigation (this came out publicly last year) for embezzling funds in the commercial/MF real estate realm. 

Major well financed individuals or groups have the resources to do the proper reaearch, leg work and investigation so that they are able to avoid most of the more obvious problems.

Most agents don't want the State investigating their files, so they will try to negotiate a settlement with you or something to make the problem go away.

From my own personal approach, when the paperwork pre-auction is odd in some way, I will investigate why, and I usually just pass on those - too "iffy".I wish I had something new I thought would be beneficial to add - the judicial process does allow for a challenge, and that is already happening here, so I think that's your best hope for now.

BBB Action: Complaint investigated and resolved in favor of the business."

We're paying about $700-800 / yr annually and are investigating the possibility of raising our deductible. 

Given the role of a wholesaler - is it their responsibility to investigate (and pay for) the title work?