Like find a good title company, good realtor, accountant, contractors for rehabs, Escrow company, etc. 

“After meeting the requirements of the state civil code, which REQUIRE trespassing, there is a quiet title action.”15th post on page 1 of the thread - Adverse possession claims after being forced out of home.

I know there a lot of different names for this strategy including Land Contracts and Installment Sales Contract but my understanding is that the seller retains title to the property until the buyer, or investor in our case, pays off the loan amount agreed upon.

Again, other might feel differently here.b) Skin in the game: as a conservative investor, I understand that the dirty secret of industries that the waterfall compensation is in the line with me and incentivizes sponsors to take more risk.

It depends on your end game on how you should go about this.

I have read that most quitclaim deeds are unable to obtain title insurance so it's always best to have a title company run a report and make sure the title is free and clear.

I got a reply from her saying there is nothing wrong with the title and she doesn't understand why the lender was saying like that.

Most will require you to have skin in the game.  

As the title states, I am deciding whether to start my investing career by doing a live-in fix & flip or by "house hacking" a 2-4 plex. 

Any liens should be found by the title/escrow company..