I have had more times than not the agency say they did backgrounds and the tenant was good only to find out they missed quite a bit and the tennant wasn't good.

Sounds like you have some of that next level experience that many of us beginners and those of us in the mainstream way of thinking have never dealt with. 

Owner-occupancy shall not be required if the owner is another governmental agency, land trust, or housing organization."

I am very new to the industry. i'm wondering if i should join an investor focused agency or go the more residential route initially.

This is not the way to get a seller excited about working with you, to make it better he said he was going to send me an agency agreement for me to pay his 3%. 

So in my mind as an agent if your not the owner broker of your agency I would be talking to them and talking about if your E and O will cover you ..

Steadily operates an agency but they're mainly an MGA writing their own product.We work with that product and like it.However, I believe it's better to work with an agency that is totally independent and especially one where a knowledgeable agent isn't going to "mistakenly" write a worthless policy and leave it up to the policy holder to catch it after the fact.

Or do you think more seller's agents will be asked to do dual agency?

Hey BP fam, I have a sub-to-seller finance hybrid deal that I'm looking to dispo in Murrieta, Ca. Does anyone have a title company that they'd recommend out that way?

Social security number is the key to collections (it allows collection agencies to determine where the individual is working and or if working).If you opt to not collect or cannot collect SS# I would suggest the following:1.