Again, others might feel differently here.3) property level due diligence: (takes seconds to weeks per deal): here is where I drill in with the low-level details.a) pro forma popping: I examine all the assumptions, and see if they are overoptimistic or not.

Evaluate the areas very well, and examine your rehab costs.

Even that small extra payment made a difference I could se, so I examined my spending and found additional cash I could pay as principal only.

However, statistically, the odds of there being a title claim for any one transaction is very low, in part because of the work done by the title searcher and examiner doing a good job of identifying title defects in advance of the closing so they can be cured before the buyer takes title. 

 "I've had paid a home inspector examine the premises.

Being over leveraged is a real risk that should be carefully examined.... that said if you can find a situation where an investment is distressed (bad renters, no money for rehab, owner died and family doesn't want, etc)  and you bring a money partner there is a way for you to get into a property as the operating partner doing the work as your portion and the investor money for the cash. 

Again, use a range 8-12%, if the home is older, say before 1950, go with a higher percentage, if 1950-1970, a little lower percentage, etc.You can also calculate Cap Ex by examining the major replacements of the house, roof, HVAC, Water heater, etc. estimate the years left to replace and the replacement cost, then come up with an allotted amount that way.

Then once you have received some form of completion certificate you can submit that including your application for examination to the DRE. 

4) REP status does not necessarily increase the chance of audits, but I wouldn't be surprised if the IRS has 'checks' in their system looking for those who are high W-2 earners in companies they do not own, and are also claiming the status.For what it's worth the DIF formula used by the IRS for examination is undefeated against Freedom of Information Act attempts.It's definitely a secret.And the IRS has definitely disallowed amounts related to real estate activities based on the amount of income from other sources, and often does under the Code and Regs of 183 for defeating deductions for real estate."

The meaning, interpretation or extent of a certificate of title may vary with the geographical location of the property, but is generally defined as a statement of opinion prepared by a title company or an attorney concerning the status of a title to a parcel of real property based on an examination of specified public records.