My company is a buyer and private lender on lower ARV $ SFR properties throughout the U.S.Wishing you continued success.

I think all you need is a title company to close your transactions - no don't need an account at this time - most title companies have lawyers to close your transactions -You should make sure that you buy real estate at a giant discount - Understand the management process - learn how to be a good landlord - a tenant is a customer - the tenant is the person who will pay for your mortgage - treat them well.Find discounted real estate from landlords who find themselves in rent court -Start to deal directly with owners - I don't think you should depend on agents selling retail properties - you need to go under-ground for great deals -Tax salesPublic AuctionsRun print ads and radio commercialsInternet - 5 weeks ago I created an internet site - I have received over 200 leads - have 70 offers out there and 15 ratified contracts - learn those systems and you will do well.Expired listings - go knock on some of those doors - an expired listing is  FAILURE of property to sell - I am sure the sellers are not happy - go find them and solve their problems.Direct mail to commercial properties owners - commercial buildings can be  great profit center - when you advertise for real estate - signs - internet or mailings always advertise - WANTED REAL ESTATE - houses - commercial and non-conforming properties - all cash -as is - no commission.

They can't possibly request that from you since their transaction was with smartmove.

The lower priced fix and flips are definitely hot commodities in most major markets if the location is decent.  

You were concerned about the cost, which is valid, most custodian charge per transaction or a percentage of the account value.

You never know if a Buyer out there will meet those expectations or the Seller decides to suddenly lower their expectations and accept an offer ; that is what makes a market.Please do not confuse my comments above as cynical or sarcastic.

I should have mentioned that i'm looking more around lower Bucks, but i'm not too far from upper.  

Not a lot of cash flow or wiggle room for me if the market drop and rental price has to be lowered. 

Since the stairway is dark wood, I am thinking to put dark hardwood on the lower level.

The Albany-Troy area has far lower price points than NYC metro, and there are some attractive characteristics to those markets.