I am currently interested in a property in which the seller will only convey the title via a quit claim/ non warranty deed only.

@Jenning Yu some valid points and I completely agree that a lot of out of state investors get eaten up by Property management and sometimes greedy real estate agents!

I am currently interested in a property in which the seller states they will only convey the title of the property via a quit claim/non warranty deed only.

Well... sadly, that's what many "gurus" do - they tell you all the positives without all the realities.That doesn't mean that you should run away, nor that whatever excited you about this to begin with isn't still valid/real... it might just mean that you need to lay some foundation first.Hard work will get you there... but at this very first stage it may be that your initial work should be focused on getting some money in hand. 

He filed gift warranty deed in 2001 to his mother.

If you did keep it you could get a home warranty on the property for $500 a year which would cover when your AC goes out.Houses with basement apartments for $450 are few and far between they do happen but they sell quickly. 

However, not having a valid Certificate of Authority does not invalidate any of your LLC’s contracts or stop your LLC from defending a lawsuit in the state."

Miraculously, I was able to get the builder to warranty the work which they estimated as a $18,000 reair.   

To be clear, I'm not saying what I've heard is always the case- I'm just curious given that it's a sticking point that has repeated itself many times over when talking to experience investors and I'm looking to hear from those who manage/have managed smaller or larger multifamily and can speak from personal experience to the validity of such a view.Would love to hear thoughts, push-back, personal experiences, etc!

Are you able to validate employment/salary/timely payments of current tenants before making an offer or do you have to rely on just the sellers' word until an offer is submitted and the estoppel agreement time of the purchase?