I know the original deal should be documented correctly and there should be record of 12 on time payments before refinancing.

In general, depending on the form, a title policy does not cover a loss resulting from an unpaid utility bill unless a notice of it is recorded in the public records. 

You'll be wanting to work with licensed, and insured professionals with a proven track record.

I would believe as you get more experience and the track record is deeper the better you will win over the owners on leasing out single rooms. 

Easily accessible by computer or phone with recordings. 

Was told house is 4/2 but tax records say 3/1.

This can be done through historical record sometimes.

Unfortunately due to COVID the City is taking several months to turn around recordings and several weeks to turn around lien certs... so this issue, now that it is known, could still take a while to remedy.

They always seemed to be confused, kept bad records, etc.

I’m currently looking I to a property which has a septic but no septic records are found within the county’s health system.