In this form, the owner changes the VESTING of the title, NOT the ownership================================This QUIT CLAIM DEED, executed this ____ day of _______________, _________The undersigned grantors declare Tax parcel No ____________________ Documentary transfer tax is $0.00, City Tax is $0.00For valuable consideration of the sum $ZERO Dollars ($0.00) paid to and receipt is acknowledged by{FROM} <current owner>, <current vesting>Hereby remise, release and forever QUIT CLAIM to{TO} <some owner>, <new vesting:Husband and Wife as Community Property>The following described real property {legal description}<whatever>IN WITNESS THEREOF, the said grantors have signed and sealed these presents on this day and year...-- followed by the Notary Seal and Signatures --(example is illustrative ONLY and should not be considered as correct for legal use)

The 'Deed in Lieu' is the negotiation process, but the Doc does not name call or describe the issue(s). 

I keep a document describing how I arrived at the basis, the value of the land, for timber I have a forester give me a basis letter.  

Shayna, I do what you're describing right now in Cincinnati, OH.

You get a more rounded view of your targeted area.  

I mainly want it to make investing easier (having access to MLS, not having to wait on agents to view properties, etc..) but I am also interested in actually representing sellers and buyers as well.

Investor friendly RE agents tend to have an understanding of purchasing properties from an investor's point of view/strategy.

I would feel the same way about cigarettes which are legal.I just view the security deposit as being there for you to recoup costs associated with re-renting the unit.

I also used Google Maps 'street view' to pull images of the identified comparable sales. 

Once you know the area, and want to dig deeper - visit your local REIA - attend the meetings, you can even watch youtube videos ( with a lot of "views" - not smaller cheap looking stuff) that pertains to your market.