@Austin SnowOh the joys of Denver zoning....if you go the route of asking for a variance please report back on your experience....I always just assumed I was locked into whatever the 2010 rezoning allowed for.

Are there tools, reports, or other resources for investors?

I'd suggest talking with our friend Mette and taking a look at there modern home cost guide http://aamodtplumb.com/Modern-House-Cost-Report

Do anyone know how I can get an accurate preliminary title report like fast? 

Rent roll, last few years of tax returns/ expense reports.

FYI, http://www.realtor.com/news/real-estate-news/your-hoa-payments-may-now-affect-your-credit-score/

The one consolation I can say that I have found is this: if you're willing to execute one cash out refi per property in your own name and hold them on your credit report, and you have good credit with sound income, many generic lenders (Citi, BofA, local credit unions, etc) will execute cash out refis in the mid 4%s.

In most states, you do not have to report when a beneficiary changes to anyone.

A friend recently had their roof replaced, so I will ask who they used and report back.

Asking price is $440K you show $380 and an ARV AT $425, do you feel these numbers in your report are strong?