AO is decent priced with online billing/ auto draft.  

You send the bank the money for the purchase price, the bank sends you the collateral file, an unrecorded AOM, and an allonge or endorsement.

I have never pressed the issue, but I would if I liked a place.If there are not any covenants that says people can't buy and sell within 6 months I am not seeing what would stop a fix n flip.I don't want to encourage you to break any rules or laws; a bank will check land records etc to verify you do not own any other property when you borrow for a o/o loan; is an HOA going to do that?

Can you give me aome details about subject to?  

We also do have fairly strong diversification.. state capitol, bridgestone, nissan HQ and factory, GM factory, LG washing machines, AO Smith water heaters, Beretta, 2 Amazon warehouses, cracker barrel, dollar general, tractor supply, shoneys, as well as a ton of regional offices for all kinds of companies.

I can send you a OM if you’d prefer to discuss further that way.

Your deal had what is called a Final Walkthrough right before settlement, where you walk through and confirm the house is how you agreed in the Agreement of Sale (AOS) - this includes the sellers being out.Certainly don't turn utilities off or take doors off hinges.

Having to send an AOM to a county with a check and SASE is a pain in the butt and archaic in these times of online convenience

Custom French drain system gravity feed by the gutters and diverts to drain out at the front covert of the property. new driveway with new covert drain pipe (should have been done by the city but thats another story) New AO smith energy efficient hot water heater, complete new plumbing through out the house, new shut off valves in all bathrooms, New specially designed toilets (Love these toilets!!

Not seeing great reviews on AO Smith (Lowes), Rheem (Home Depot + a knock off at Menards).