Or since they insured the title I shouldn’t really care if they haven’t finished up on their end and just move along and close on the refi?

Depending on your finishes and quality of work.

Any flippers in our area i have talked to lately all have said they are having a hard time finding good deals.

I just finished reading @DavidGreen's Long Distance Real Estate Investing book, which is awesome by the way, and took a lot away from what he provided and recommend it to anyone!

I have never heard of such a good rate...12%/2pts seems to be going rate lately...seems too good to be true.

Hopefully, you already asked to see the following items:- lease agreements (look for: special maintenance clauses and what items the tenant is responsible for repairing if any, late fee dues and dates, security and extra deposits, what the owner pays vs what the tenant pays for utilities, landscaping, pest control, etc)- payment ledger- notices given (if any)- copies of annual inspection reports- Estoppel Certificates (show rent, amount of security deposit) if you do not have an agreementYou will need the current property management company to also provide you with current tenant contact information, keys to the unit, and any paperwork listed above.

However, I am waiting to invest until I finish paying off my student loans near the end of 2019 since a large portion of my available income is currently going there. 

Just finished a bathroom remodel that took waaaay tooo long, but I thought I'd share my experience. 

Its a combination of what they're owed, plus late fees and legal fees. 

And there are a lot more units that will be finished soon.