We have a lot of out of state investors who do well her as long as you have your RE team in place and you are ready to strike when a good deal is presented to you. 

Re the Title Fees ... it depends on the loan amount (to calculate the title insurance premium) and what, if anything, the title company is responsible for doing in connection with each construction draw.

I think most of us can agree we're in the seller's market phase of this RE cycle but is this different than other phases in the past? 

And in turn, will take forever for you to re-coup back with such low lot rents.

The seller truly had done nothing to re-position the property.

The tenant was brought to me by the RE firm I hired. 

Seller has agreed to consult with us for two months after transfer to help smooth any issues, plus indemnification from the seller re no outstanding or pending lawsuits, as of date of transfer, etc. 

Back then they used plaster for the walls so I have had to re-drywall the entire interior, all four floors, install new electrical wires throughout along with a new box, all new plumbing lines, and support beams in the basement to correct the uneven floor.

Check with your RE atty. 

However, if it hits this minimum target, I will look at overall condition of RE market.I believe you bought condo in Las Vegas, did you upgrade to SFR in Summerlin?