These sort of risk management analysis and strategies IMO is the sort of thing that tilts the odds in your favor from speculation into the realm of investing, and what separates the professional investor from the amateur, regardless of the market.

Hi,I'm wondering if anyone has use ProTitleUSA.com for a title search. I'm about to pay $250 and I just want to make sure they are going to give me a good search. 

A multifamily building has developer fees (typically 3%) and a waterfall where initial fees go back to the investor and after a few hurdles tilts greatly back toward the other side.My only other comment is note investors are not averaging 40-50% returns - if they are then they are not being honest.

Once the property is in an LLC, the world tilts. 

That's the purpose - but this is The People's Republic of Massachusetts, where the landlord/tenant laws are tilted WILDLY in the tenant's favor.  

Well the problem came after the tilte company said there was a problem, saying there was a despute and that everyone of the sibling had to sign it and well my seller didn't wanted to go thrugh that if so she would pull out.

Bingo.After talking with the owner, owner wants nothing to do with the property but has a mortgage on it that in his words,"He will never put another dime towards" and he had no idea if he has been foreclosed on or not, which it turns out, he had not been.So I get the name of the bank, and after several rounds and letters of authorization, and the officer being surprised that they had the mortgage still (They had a systems upgrade that purged information...) we finally get to the point of talking about what I could offer on the note as the institution has written off the mortgage (quick side note here the owner decided to do some remodeling work and took out the floors, subfloors and a few other walls so understand that this property is really nothing more than a shell at this point and will need all new systems, insulation, drywall, etc  you get the picture, full tilt train wreck).  

Fatco insures title.. not sure they insure procedures of the office.. but I don't really know.We had one today in Baltimore I funded and I made the call and personally verified.. then I had another one I funded today in Philly same thing we got a tilt  the wire instructions that came with the funding package were different than the wire instructions that we have successfully used on 20 plus closings with that company.. so I called them and said money is going to the one we know works.. one needs to be ever diligent..

Sellers market = more demand for homes, less supply.A rule of thumb metric I used to use is called "absorption rate", which refers to how long it would take every active listing to sell given the current pace of sales happening.So if there are 100 listings on the market, and an average of 25 sales a month happening, the absorption rate is 4 months.My rule of thumb is less than 6 months tends to tilt towards a sellers market, more than 6 towards buyers market.

I don't have the time or patience for tenants, termites and toilets - and the landlord/tenant laws in MA are WILDLY tilted in favor of the tenant.3.