Also lots of sellers have locked in <4% rates and don't want to buy at 7% new investors who dont have low rates will just deal with the new normal or historic rates.

The ability to find a good sales price under $200K with low taxes and affordable insurance is getting harder to find but in Oh & IN its still easy.Inventory is strong and the rents are above normal so even though your under $200K you can still earn a good profit.

Where rates are currently are normal rates over the last 100 years or so.

Their pursuit of cash flow normally leads them to the worst of the worst neighborhoods where the spreadsheets never capture the accurate operating expenses and no consideration for neighborhood fundamentals is part of their analysis.

I'm thinking lots in Mexico are probably normally cash buys, so if you can solve that obstacle for someone, you broaden your buyer pool. 

Normally I would agree but if we are renting out the main house I don't want them paying for the ADU. 

.- Just because you bake great pies doesn't mean you should open up a bakery.

I also work with normal buyers and sellers as well as with OOS and International investors. 

If this is how it works, do I ever go through the title company like I would in a normal wholesale transaction?

And we rarely need to use them.Tenants sign and initial each page of the condition report at signing, we quickly go through the property and let them take as long as they want.Ideally at move out they would sign the condition report, but this is nor normally done.