I am surprised that investors are surprised that banks would try to take advantage of them.Some banks sell tens of thousands of properties a year to the one to five if that an average investor is buying.To believe that a bank is going to be thoughtful and put your interest ahead of their own to be nice is ludicrous.The broker/agent has nothing to do with title.I cannot understand why the broker/agent is always the one to blame.I guess they are the front line target and point of contact that gets all the crap.If you are an REO listing broker you are used to it by now which is why I guess many do not return calls or care to talk to anyone unless they are in contract or negotiating a contract.With the title issue used to banks and other sellers were waiting and clearing title issues before bringing to market.It seems now they are marketing some with title issues still unresolved.I can see if they have a title problem and it will take awhile to resolve and the market is declining or they need to dump the asset fast as to why they might do it like that.If you don't have marketable title as a buyer to me you don't really have much.The broker/agent can only relay what the seller is telling them about material facts about the property.The rest is on the due diligence of the buyer to find out.Is it frustrating you waste time thinking you have a deal only to find out deep into it you have issues with title??

Tone can be hard to convey online.I didn’t take any of your comments or suggestions offensively!

Most sellers have emotional ties to their property and take direct offense to low offers. 

Reed's reviews or just call him up for a recommendation - I doubt you will go wrong.I would guess, though this contradicts posts here and no offense is meant, that just surfing the bigger pockets forums as your sole source of information to become a successful wholesaler or real estate investor would leave you with an incomplete education, at best.

No offense, but I'll stay in Michigan.  

No offense but it sounds like you want to hire a property manager/accountant/marketing person and pay them less than just a property manager…Keep in mind that property management, accounting, and marketing are all very different skill sets.

I do not want to lie to them who I am if they are my potential tenants if I have to hold for a while.On the page it says "IT IS A CRIMINAL OFFENSE TO TRESPASS ON THIS PROPERTY"What should I do?

No offense, but I think that this is a terrible idea.

It's evident from your questions that you don't yet understand the process (no offense meant, Maria, just an observation) so don't try to do this on your own without knowing what you are doing, or having someone in your corner who does.

No offense, I'm a realtor here in NY but I think an agent's time is better spent on retail owner occupied properties.