When we finance short term stuff we wait until we have an asset, then we will underwrite the deal and use a title company like a traditional closing. 

Also this opportunity came through a turnkey rental company so there was additional premium baked in and as an out of state investor, I was not planning to visit there and don't know anyone who lives there either.

You can also call your property manager if you use a professional management company to see if their portfolio has anyone that recently purchased or currently owns properties in the area that are thinking about selling (just to help you rationalize your value better).

I don't often search for our company name here, but saw your post and wanted to respond.All rehab draws are given on advance except for the last (which is a reimbursement like other lenders).

(The phone companies are cracking down.)Using my rental income, I have a ~$1k / month budget for marketing and tools.

This includes working with a knowledgeable agent familiar with your investment area, finding trustworthy local contractors for your projects, securing responsive insurance agents, partnering with investor-friendly title companies, and connecting with lenders offering suitable financing for your strategy.With your goals set and team in place, you should feel more confident in your approach.

Did you have roofing company check the roof? 

A lender may want all properties insured by the same company with the same renewal date, so you may need to adjust things and see your agent before applying for a blanket mortgage simply to know what the costs will be. 

My shingles are no longer produced thus my insurance company will need to do a complete replacement.

Another is McDonalds who is a RE company that happens to sell hamburgers.