I’ve started using a local mortgage broker exclusively now because she keeps most of my information and thus minimizes paperwork.

They delayed the process so long, that eventually my closing date had expired and I had to walk away from the deal.

So, my advice is to either make sure you have a great agent (one who only works with investors or invests themselves), or to get the license yourself.The license doesn't take long to get and, if you're serious about real estate, the fees are minimal. 1 or 2 deals and you've earned your money back.

It delayed us 3-4 months but we doubled our $$$.

To be honest, I believe there will be a number of foreclosures in the fall due to the economy and lenders providing forbearance solutions, which only delayed the payments.  

I'm encouraging seller-financed noteholders to consider small partials as a way to raise cash. 12 - 24 months on 60+ outstanding payments will result in a minimal discount because, in the most common partial scenario, the buyer is buying near term payments and taking less equity risk.

I'm actually looking into doing my first flip but seeing that I work at a Title Company I've also seen a lot of deals fall through due to Covid bc people are being layed off...So I would say make sure your financing is secure and (job as well) bc they will check before they give you a clear to close and if anything is different than what you originally disclosed on your 1003 (lenders loan application) then they will have a reason to delay closing or cancel it.So just make sure all your ducks are in a row before you jump.

A bit of time air sealing and adding insulation as much as possible will go a long way to minimize system costs.

Your rambling in more ways than one.  6 months from now, you have a choice:a - you can look back and say, "I wish I would have fired my agent", and be out of contract, ...or...b - You can look forward and not have to worry about the next ## months.See, you're rambling with the decision, delaying it, and will end up just kicking your can down the road.Cut ties now, wait 6 months, and be free. 

Police have to step back in that case.My understanding is the California executive order delays enforcement of eviction orders and blocks new orders due to non-payment.