The milestone inspection consists of two phases: a visual examination of habitable and nonhabitable areas of the building in phase one and, if needed, a phase two inspection that may involve destructive or nondestructive testing to fully assess areas of structural distress.

When a house is purchased with financing in a mortgage state, there are at least two things that are recorded with the county: the deed that shows the change in ownership, and the loan (actually a lien that goes with the loan) and who provided that financing.If it has no financing - as in all cash - then one of those earlier items (lien from the loan) will not be needed and so it will not be found when you examine the public records.

I guess folks don't know that Realtor/Broker files are examined by RECs, that Title Companies and settlement agents and closing attorney files are subject to examinations, lender's files are open to all kinds of regulators.

Examination: Buyer may examine title and furnish Seller with a written statement of title objections at or prior to the closing.

Estimated Closing Costs Buydown/Subsidy Fee 801 Loan Origination Fee 0.000% $ - 802 Loan Discount Points $ - 803 Appraisal Fee $450.00 804 Credit Report 805 Processing Fee $365.00 Extended Lock-in Fee 807 Assumption Fee 808 Underwriting Fee $365.00 809 Flood Determination Fee 810 Tax Service Fee 811 Application Fee $365.00 876 Lender Closing Fee 1102 Abstract or Title Fee 1103 Title Examination 1104 Title Insurance Binder 1105 Wire Fee 1106 Notary Fees 1107 Attorney Fees $325.00 1108 Title Insurance ** $875.00 1111 Restrictive Covenants 1112 Tax Certificate 1113 1201 Recording Fees $100.00 1202 City/County/Tax Stamps $758.50 1203 State Tax Stamps $176.81 1204 Document Stamps 1205 Intangibles Tax 1301 Survey (optional) 1302 Pest Inspection 1303 Courier/Delivery Fee $35.00 1304 Commitment Fee 1305 Document Review 1306 Processing Fee 1307 HOA Start Up Fee $425.00 Total Estimated Closing Costs $ 4,240.31 ** Title insurance assumes simultaneous issue

And this requires a careful examination of the documents, our Texas law, case history and, most importantly, the facts of the case.

@Arthur Buffington - this was the first four plex that we had looked at as a possibility when examining the area.  

An investor, in which case they need their head examined because there isn't enough margin for a profit and probably no cash flow as a rental due to price point?

I would approach the issue by examining the most substantial risks you face. 

In your situation i would examine your budget and determine why you have had difficulty saving money, is it a matter of unavoidable circumstances or choice?