Im just not sure how i should do the math to ensure a good deal.  

In hot markets like this, it's almost necessary to ensure a smooth close.

In recent months I have come across several blogs, reviews and discussions related specifically to Real Estate Investors who are looking for an “Investor Friendly” Title Company and it made me wonder what exactly it is that you are looking for and what you feel is most important to you when selecting a Title Company to handle your transactions.After many years working with Investors, Home Owners, Lenders and Real Estate Brokers, I find that each have specific needs related to their role in the transaction and that a Title Company must be able to adapt to those needs to ensure client satisfaction.

I would definitely be a bit nervous working with an out of state company myself...super important to do careful research to ensure they are legit and established like you said. 

@Mark Solomon I have purchased many properties at the court house steps, in Missouri (non-judicial), we go through a process before making contact to ensure the property is at least in the ballpark of worth going after (loan vs ARV).  

I am assuming that you are considering OU to ensure your projected growth potential.

Sometimes the exterior trim will need to be caulked to make it water tight to ensure this does not happen.  

The only thing I see to be a challenge, as Shaun eluded to, is finding the right investor to partner with and to ensure you don't get cut out of the deal.Realistically, partnering just makes more sense if it is legitimately feasible to do so.Do you (a) Find a property for, let's say, $50k with an ARV of $150k and flip to an investor for a $5k fee, OR, (b) Find a property for $50k, flip with a partnership agreement to a rehabber with the intention of being able to sell at $150k, and making a 10% fee after rehab costs, holding costs, closing costs, etc.

My focus is finding the deal, creating and ensuring we adhere to the budget, and securing funding.

Long delays can force a lender to order a second appraisal to ensure the value of the property.