It seems you have a good enough track record that you can show someone what you are doing and possible find a source of money other than having to wait for your own savings to build up.

The deed of trust is recorded with the county recorder.

Recording of title is notice that a transfer has occurred, but in and of itself it is not necessary to effectuate a sale.

I usually spend $750+ on specialty inspections and pull all my own records either way, so in my case I benefited as a buyer from using dual agency before I had my license.

Do the research thoroughly and upfront on the buy side so that you know what is realistic to expect as far as the improved value goes, and don't bank on setting new records when doing so.

After you have a track record then get a partner.

The property, according to tax records, is zoned as a commercial property.  

I talked to another investor who experienced this as well, at the same bank.I have a couple questions: 1) Why and how can a bank collect more than what is owed to them in an event of foreclosure and 2) does this inflated amount recorded on the mortgage lock me out from accessing the equity in the property, if for example I'd like to add a 2nd lien, cross-collateralize the equity or cash out refi someday?

After reviewing his unit that was listed by another company that had sat for 3 months I tried to schedule a showing.The automated email bounced back as not working and two separate phone numbers lead to a recording that said to leave a VM and they would call us back.After that I read the description on their unit and it instructed me to go watch a video of the unit on YouTube and apply through their website sight unseen.I am all for automation and leveraging technology but… this business requires professionals as well.

You basically split the interest shown on your tax records between the two properties.