USBank did NOT cover outstanding utility, municipal things like sewer and trash or the HOA fees. 

This is outstanding advice- as one who has been involved in only a handful of deals, this is very comforting and motivating. 

. - Make sure descriptions visualize the property and not just describe the elements. 2) LOVE having adventure properties - I have 2 cabins that are a 4x4 adventure to get to but VIEWS are outstanding.

Is there ever a limit on how many loans outstanding, or how much you owe in total causing banks to balk at giving you a heloc?

I would definitely try to get a heloc, but most banks lend .75 to .80 of market value less outstanding loan. 

@Julian Quintero I have an outstanding lender I can refer you to.

we have our savings parked in a high-interest one as well, but that's an outstanding rate.flips "scare" me - but anything that scares me is something i'm willing to try. i find it intimidating to find a flip team. i'd rather not do any/much of the work ourselves - that wouldn't be passive income. any tips?

As far as back taxes and liens against the property, if you are working with a reputable title company, they can perform a search of the property and confirm if there are outstanding taxes/liens against the property.  

Share some particular attributes that made this agent outstanding!

To me the premise of your FED (the amount outstanding) is now incorrect (...probably).