I would suggest that you err on the side of underspending to start so that you learn what works and what doesn't.

My standard city thoughts err on the side of 'No animals.'

I always err on the side of paying off debt prior to investing or starting a business.

Next of Kin filed for guardianship and lender erroneously noted the mortgagee as dead.

If your state is going to make that model impossible over some erroneous law that really doesn't apply to what your are doing, I would pick a different state.

What did they err on? 

However, we do nit know with certainty if this is case of fraud or erroneous sale.You and I have had plenty of conversation about goofy deeds and "crazy pants" deals. 

Don't want him using the legal battle to erroneously claim that he still has rights to the place.

I would err on what the HOA rules are.

This is an erroneous belief of many jealous Realtors.Wholesalers are transparent with your sellers and let them know that you intend to make a profit and if needed get transactional funding and perform a double closing.And if you think your seller would fare better with a Realtor then help them find a Realtor.Remember, most real estate investing, in essence, is wholesaling, in as much as investors are all seeking a discount on the purchase price.