I interviewed him last week and he seems to pass the eyeball test (25+ years of experience, demonstrated good working knowledge of construction and permitting, seems to have solid trades working for him, etc), but then told me that the 90k he quoted me did not include "fixtures" or appliances.  

Ideally you would have cash flow because you purchased it correctly, but for demonstration purposes lets assume the rent only covers taxes/mortgage, capital expenditures, property management, vacancies, etc with $0 left for cash flow (I know there's closing costs too, but lets assume its seller financed).

TRID has demonstrably changed the fees disclosure games of the past.  

Several years ago, title companies began to only offer CLTA policies of title insurance to private parties due to the title statistics that demonstrate; private party claims are disproportionate to the revenues generated by private parties transactions.

We’ve made only a few exceptions, but they have to demonstrate very valid reasons.Regarding the tenancy concern, most jurisdictions that I’ve looked into have a cutoff of 30 days.

Now the rate lock expires in 6 days and I'm scrambling to demonstrate the home's value.  

Keep a clear record of your schedule and activities to demonstrate the business nature of the trip.Reasonable Research Trip:The reasonableness of a research trip is subjective and depends on the facts and circumstances.

----------------------------Disclaimer: I choose random properties that were sold in the last year or two to demonstrate the issue with LA county "fair" improvements (structure) values.

However, meeting the IRS requirements for real estate professional status involves demonstrating that real estate is your primary business activity, and you spend more time in real estate activities than in any other trade or business during the year.

This could include documentation such as calendars, logs, emails, or any records that demonstrate your active involvement in the business.