I'll continue my investigation into the smaller commercial properties and I'll try to lean on some family members who have some experience in this class of REI.

I'm going to investigate to see if they will lend on a four unit! 

I had originally considered MF units - but in the midwest areas that I was investigating - I did not see that type of rental market/inventory. 

The court may also award to the prevailing party court costs and reasonable attorney fees and, in the event the department prevails, may also award reasonable costs of investigation.(3)(a) Notwithstanding the provisions of s. 455.225, the department shall adopt rules to permit the issuance of citations for unlicensed practice of a profession.

Also, both of the properties I purchased came with title insurance provided by the seller, so having to do a big investigation into the title was not necessary.  

Even if you have a perfectly legitimate reason (bad payment history, property being sold, owner letting a child live there, etc.) you still have to deal with the complaint process and investigation, and the possibility of other charges being made against you if other things come to light.

I have looked into joining a local REI group, but have yet to take the time to really investigate what it can gain me. 

Based on my initial investigation, I believe that would like to invest in Central &/or Eastern Washington state and, perhaps Northern California (since that is where I currently live - but prices are high). 

I haven't investigated QuickBooks at all but from the little I've heard about it, it is most likely something I'll look into. 

Scoping the neighborhood for distressed properties I'll find either absentee owners or those recorded as occupants which upon further investigation aren't actually occupying the home and require some skip tracing.