But, if I include it in my HM loan, it adds another 12k onto my losses, and I have to deal with the invoice clearance and inspection procedure to get my rehab funds.If I partner with someone who puts in the rehab funds up front, I can actually save myself some money by utilizing a crew that I normally couldn't afford using the HML system, increasing my chance of making this flip work the way I want, and allowing me to utilize my own funds as a safety net and/or start another flip.Kind of a great deal, huh?

Granted, you may be farming out management when scaled up, but the insights you gain from managing a couple of units could help you oversee management and have some insights in the ownership process (such as CAP EX, Tenant Quality, Turn Around Procedures, Policies, etc). 

I would ask the realtor outright if he's in contract with owner/show me the payoff statement but i dont want to offend him just in case this is all normal procedure in pre-auction deals.

Read Florida Statute FS 509.141 titled Refusal of admission and ejection of undesirable guests; notice; procedure; penalties for refusal to leave.Hope this will help.

:)  I wouldn't recommend going that route.What you list in your question are both standard operating procedure and are done to protect all parties involved from tenant to management company to owner.  

Quiet Titles are filed in the Court of common Pleas, and while you can technically do it yourself, there are procedures and local rules that have to be complied with. 

They know the insurance business and are familiar with all the procedures so they can work quickly to expedite payments.

The 1031 exchange is a procedure that in essence is a sale of investment real estate followed by a purchase of real estate.  

Any leads to this procedure or details i can start with will be appreciated.best,T

This would be state specific but generally probate court procedures/rulings have no bearing on civil cases.