I was told it's the best way to assure I get my deals closed. 

I would assure them that I would be available to make an arrangement to bring their account current but would pursue the eviction process immediately.

Limit your time on-site to bi-weekly visits and be the QA (quality assurance) specialist for any items being installed; make sure they aren't using cheap, off-the-shelf items (i.e. cabinets/flooring here could be a concern) that would hurt your ARV instead of increasing it.

You should also have some type of title assurance that protects you in case the title company missed something4.

You can investigate other tactics and more substantial investments when you have more expertise and self-assurance.2.

Which I had been on the phone daily with the lender being assured everything was moving forward on there end they were just waiting on the insurance.

Not sure why your father chose the route he did, but I can assure you there were some options for him and Sub2 wasn't one of um.

@Art Perkitny I can assure you that your first map is misleading.

:The only thing you should rely on a realtor for is sending you new listings and making sure they have the correct keys to open the doors to view these potential deals or deals you found yourself. lol and with that attitude I assure you you'll never work with one who's qualified to do more.

The destination might seem like the goal, but I assure you the journey is far more exciting.