They certainly deliver the most candidates for us; alas most are fodder and their screening does not meet our standard.

@Mark ForcumMany investors set themselves up for failure because they don't truly take the time to understand:1) The Class of the NEIGHBORHOOD they are buying in - which is relative to the overall area.2) The Class of the PROPERTY they are buying - which is relative to the overall area.3) The Class of the TENANT POOL the Neighborhood & Property will attract - which is relative to the overall area.4) The Class of the CONTRACTORS that will work on their Property, given the Neighborhood location - which is relative to the overall area.5) The Class of the PROPERTY MANAGEMENT COMPANIES (PMC) that will manage their Property, given the Neighborhood location and the Tenants it will attract - which is relative to the overall area.6) That a Class X NEIGHBORHOOD will have mostly Class X PROPERTIES, which will only attract Class X TENANTS, CONTRACTORS AND PMCs and deliver Class X RESULTS.7) That rental property Class rankings are often different than the Class ranking of the local market they live.8) Class A is relatively easy to manage, can even be DIY remote managed from another state.

After them being so demanding they could not deliver due to title issues on their part…they couldn’t produce what  they advertised.

We asked that the first floor be delivered vacant, as it is not lead compliant and there is a family with children under age 6 living there.

When we delivered the news that she had been accepted we received that attached response.I'd be lying to you if I said the cashflow isn't one of the true reasons why I got into real estate, but that feeling of changing someone's life and getting them a roof over their head is a pretty darn good feeling too.This type of response motivates me to continue to be a good landlord, build our reputation in a positive light, and continue to provide people with the housing they need.  

Your lender (and your broker if they are the servicer) are legally/contractually obligated to deliver on the terms of your note and servicing agreement, including the provisioning of rehab funds (which should have been put into escrow at closing).

I like to use folks that I know can deliver and are local.

However, my reverie was soon interrupted by the sounds of the mailman delivering my parcels.  

@Mando TellezMany investors set themselves up for failure because they don't truly take the time to understand:1) The Class of the NEIGHBORHOOD they are buying in - which is relative to the overall area.2) The Class of the PROPERTY they are buying - which is relative to the overall area.3) The Class of the TENANT POOL the Neighborhood & Property will attract - which is relative to the overall area.4) The Class of the CONTRACTORS that will work on their Property, given the Neighborhood location - which is relative to the overall area.5) The Class of the PROPERTY MANAGEMENT COMPANIES (PMC) that will manage their Property, given the Neighborhood location and the Tenants it will attract - which is relative to the overall area.6) That a Class X NEIGHBORHOOD will have mostly Class X PROPERTIES, which will only attract Class X TENANTS, CONTRACTORS AND PMCs and deliver Class X RESULTS.7) That OOS property Class rankings are often different than the Class ranking of the local market they live.8) Class A is relatively easy to manage, can even be DIY remote managed from another state.

You are right... when buying real estate, the funds are usually delivered to the seller and there is always some sort of escrow account involved since the investor has to know that are getting clear marketable title free of any encumbrance.Remember, you will also have to bring to the table the difference between whatever the property price is and the lender's LTV.