The title company will not issue a clean owners title policy without the taxes being current.  

You're still going to have management (figure 10%), vacancy (figure 8%), repairs (everything on the inside will account for the majority of repairs anyway), capital reserves (this will be lower but you still have water heater, hvac, cabinets and other high ticket items that depreciate), property taxes, and some insurance (you will need liability and contents insurance.....the COA policy will generally only include the drywall out).  

Any bank that tells you the limits is 4 is because their specific bank has an in house overlay which is a fancy word for a internal policy if 4 properties.

Do you know the difference between an Eagle Title Policy compared to all other Title Policy offered by other Title Companies?

As most policy go out of force if the property is vacant for more than two months...

Everyone has their own policy.

The quality of the neighborhood should give you an idea about what the cap rate should be, although I would aim for over 10 either way.

I am a little concerned about that and kind of thinking I should delay a few months and aim for having it ready by early spring so I don't have something sitting for too long.  

She said she is disabled and that under Fair Housing and Americans with Disabilities Act, service animals are exempt from any no pets policy.  

I have been putting 3000 down, no contingencies, aiming for 25% off market.