I'm glad you found a title agent who's responsive to you needs but I think taring "most title agents" as incompetent based out your one experience is unwarranted. 

The outcome is TBD but we are confident in making a profit based on the purchase price.

But is it possible the seller makes a clause that a lower price will not be honored based on the appraisal  or can I just walk away if they don’t agree ? 

The NAR settlement is not even yet approved so I would not be making any decisions based on a potential settlement that could be amended.

As a property manager based in Atlanta, I'm would love the chance to present off-market properties to my existing owners. 

I posted what I did because most people are unaware of the TRUE benefits of the whole life and IBC and only focus on, well, what you did.To that end, here's my 0.02 based on what you wrote:1.

.🌎 Right now I'm based in Marin County, California, but I'm at a turning point in my life and figuring out where I want to move to and invest in my first property. 💫 My goal is to buy my first house hack, but I am priced out of the California market unless I want to go the condo route.

I was by default going to set up a Florida based LLC with my partner.This is a buy and hold, rental income property.How would you go about setting up an entity out of state?  

I believe they are based out of Clearwater FloridaThey also mentioned they build list that fit my criteria exactly like Listsource and they claimed to be updated more frequently then Listsource.

Cashflow markets are still easy to find, it sounds like you're after stability - buy near a military base.