OP should find a very experienced short sale agent locally and have a conversation.

I've messaged the OP.

btw, we;ve bought and sold over 1,000 properties for our own inventory and that was the only time we ever collected on a title insurance claim.David Krulac, Bigger Pockets Podcast #82I believe your situation is different than the OP's in that there were unpaid taxes at the time you closed.

To the OP: I wouldn't sink $500k into one building and be careful about over leveraging (taking out equity with re-finances or HELOCs), especially if you want to quit your insurance job. 

Our bookkeeper reconciles trust account with Streamline PMS, and reconciles ops account with QBO.I hope that helps.

Keep crushing it bro, all the best As an agent I’m going to respectfully disagree that this is about whether the OP used an agent as opposed to a consultant like yourself.

I do not agree with the OP on reasons for cash flow being unpredictable as maintenance, cap ex, vacancy, property tax, insurance, etc should be thoroughly evaluated and covered in the underwriting. 

I was trying to answer the OP's question but he ignored all I said anyway.  

Hey OP. 

I assume could do the charge on settlement statement but we have just instead increased offer price and seller bump co-op to 2.5% co-op that way its not out of pocket fully for buyer and just financed as part of the total purchase.