Some folks however perpetually engage in 1031X making the tax bill never arrive while their equity sky rockets. 

I had about 80% of my investments split between those two, and then I put 10% in Arrived Homes and 10% in Fundrise.

Do they arrive on time (I also notice their car, which does tell you a lot).3.

I was supposed to get my collateral in 2 weeks and it arrived a week later but they were very attentive. 

You need lots more info about the property and how did you arrive on the 25k for re-hab? 

I planned to house hack unit by unit, until I arrived to the property where I was met by broken windows, squatter basement, and a shady neighborhood.

Old VRBO host, they failed to pay day after guest arrived.

and when the Sherriff deed arrives they roll their equitable interest into a prom note and deed of trust. they charge for each part of the deal  a bid fee for acquiring  a HML loan fee for the loan and of course interest.. and at the end of the day from what I have seen they make the lions share of the profits as the lender.. from a lenders perspective its a genius model.. not so great for the borrower.. competition is too tough to allow smoking deals to go without competitive bidding.

When valuing the multi fam I have an easy time arriving at the cap rate with the provided numbers.

The easiest way is to drive down to the probate courthouse, find the court records clerk and ask to see the Registry of Actions or similar list of recent filings of the documents that are relative to your search criteria, such as Petition for Probate.Yes, it's inconvenient.