As previous posters have said, there is a wide variation in quality and competence among attorneys.

And the LA based investor by and large knew it as well they were getting quality homes with quality rehabs ( as the lender I made sure of it.) what none of us really realized was how fast things could go south..

You need cash & speed to compete.  

We could have gone with a 203k instead of your client’s offer, but chose the cash for obvious reasons as timing is critical to my clients and they are counting on the closing this Thursday, June 18th.It’s a shame your folks do not have a contractor relationship who understands how to create a quality product, while ensuring an investor gains a healthy return on their investment.

I know I'm in the right place to learn quality information from qualified people so LET'S MAKE IT HAPPEN!

I ask for your specific loan officer because it seems that some are not as knowledgeable about our business, and are not willing or interested in getting up to speed for a one-off investor.

What are good qualities to look for in a good title company?  

I like the PM as he seems honest and found a quality tenant very quickly on my new rental.  

It wasn't until I hit 6K per month that I got consistent and quality responses that I could reasonably make a living at.3) I don't do yellow letters as I believe that market is saturated here.

I'm not sure where you're at, and if you live in the area you probably realize this, but close to downtown st Paul there are vastly different quality neighborhoods right next to each other.