Royal oak/Detroit area is definitely less expensive than socal so I would be able to make a down payment.I can trust the tenant because it will be an immediate family.

The title companies job is to protect themselves.There have also been times, like the situation that started this post, where the client royally screwed up, and we had to look them in the eye and say, "sorry, but we're turning your EMD over to the Seller, and here's why".  

@Joseph Lee - We use Princess Granite & Marble for their great service and pricing.

@Ian Reeves your Canadian friends can get a mortgage to purchase a second home in the US through the Royal Bank of Canada.

I have used click2mail.com forever but they are so limited and they royally messed up my last mailer and refuse to do anything about it.

I've been looking mostly in Ann Arbor (too much competition), West Bloomfield, Royal Oak.

Because the closest one to me is in Royal Kunia.IF I use an Attorney to draw up paper work for the above mentioned, what would be the Ball park figure for all 3 contracts (so I can use format over again on future deals)?

Add that to the insight you've already seen on the post re the challenges of the refi, needing to vet the HOA health, understanding the HOA covenants (particularly related to rentals)....keep kissing more frogs until you find a better princess.

Tenants can sometimes destroy windows and floors by nailing window units to the window or trim to secure them or not installing them properly. just as a point of help, you are getting royally screwed if your paying $2700 for A/C installs in Fondy, regardless of your confidence in the contractor, unless you have money to burn, id suggest shopping around.  

Royally pissing off 30-40 very deep pocket homeowners is only going to get these guys their *** handed to them.