I have worked with a number of seasoned investors in the last few years that have 15+ year track records of 0% and 1% vacancy rates!

Credit is a snapshot of your past so if you've had a good track record, the assumption is you'll continue.I would be concerned about starting a business with such trepidation and thoughts of failure. 

The title company’s sole job is to execute the transaction as per the contract, and state/local/federal law, distribute the funds properly and record the transaction. 

I went to county record.

Do they have a track record? 

Keeping good records is the best way defuse any questions in an audit.

Keep good records.

Though I have a promissory note and a recorded second mortgage, the current value of the property is not sufficient to satisfy the first lien holder and my loan, therefore foreclosure will result in locking in my loss.What options, if any do I have to recoup this six figure loss?

We're experiencing the lowest inventory on record in Columbus, with extreme competition for anything that looks like a house.

I studied hard and became an SEC registered rep, capital raising for a select few operators, and working for one of the longest standing teams in capital raising, who raise for those operators with solid track records.