@John D.Where is the duplex and is he planing on living in one of the units?

Purchase price: $70,000 Single-family house to be turned into triplex, planing to live in one unit and renting the other two out.

Take pictures of this, maybe even go down to kinkos or fedex and spend $20 to notarize the date of the pictures so a judge can later line those pictures up with the adjacent home being listed for sale with certainty (so no one can say "I didn't know" or "I never saw any flags or cones, you're crazy").- Speaking of implication... read up on "Implied Easements," maybe buy an hour or two of a real estate lawyer's time. 

A growing portion of our business is helping OOS investors pick up turnkey rentals here in Cleveland  and I always tell them the best first investment they can make is a plane ticket.I would be really carefully buying rentals from companies that will go on to manage the property, because they can then profit from upcoming maintenance that they left undisclosed.

I'm not sure how that would work when you are dealing with multiple parties (because the trust idea works on the premise of an estate planing and don't know how you can make the case for that with unrelated parties), and that's why you need specialized advice from an asset protection lawyer familiar with the intricacies of your situation - contact @Scott Smith and he will be able to give you proper consult.Insurance and asset protection is not one and the same, nor a question of one vs the other.

go with the basics....also, im sure that 53rd Bank is going to have more costs in the loan. like escrow fees, title reports, appraisal fees, doc fees, fedex fees. 

As i said before he just called me saying he is in a bind with onother property he's trying to get ready that seems to be more important than this one, so he's willing to sell for a lower price than he has it on the market for. he said he just put it on the market yesterday but thats gonna take too long to process he wants to get rid of it quick since he's trying to finish up the next property that will make him more money.I went by to look at the house its in great shape, great neighbour hood.And i was planing on flipping it to a cash buyer so was thinking to negotiate a deal with the seller so we could all gain something from it. 

It's well worth the plane ride to visit a new market and make connections.

I don't need a license to sell a property but I believe the licence is useful when looking at properties, though I'm planing on buying at the auctions.

If you're planning to invest out of state, it's well worth the plane ride to get a feel for the area and meet with the team in person, before you pull the trigger.Since you're looking for BRRRs, get your lender lined up wherever you plan to invest and run your deals by them and see what works.