A quitclaim basically says (and I'm paraphrasing to make a point) "Hey buyer, I as seller don't know what I own, and I don't promise I own it all, but what I do own I transfer to you". 

My tenant never transferred the utilities under their name even after they promised to do so so its always best practice to hand the keys after the utilities are switched to the tenant's name.

We've seen some new builds that look promising and we're wondering if anyone here has gone that route?

My favorite is the fake wood flooring that you can usually find at Home Depot or Lowes at reasonable price. 

They promised first year 0 interest for loans anywhere from $50 to $250k with their advisors. 

You may pencil out having 20-30% equity after 2 years, and the economy might decide to drop on your plan and put you are NEGATIVE 10% equity, which means your plans to refinance will not work.12% or not...people want their money back when it's promised.  

We sometimes use websites that specialize in vendor referrals, but we find these vendors to be a bit expensive as well they don't always provide the level of service the site promises.

And keep in mind the industry of HML has been infiltrated with fake lenders that are going to tell you what you want to hear try to get 500 to 1000 bucks out of you up front then never fund and you lose the entire deal.

When was the last time an agent actually tried to buy your house instead of promising they'd find you a buyer?!"

But, it does mean that you're promising to close when the Seller wants (within reason), and, there can be zero financing contingencies in the Offer.So my question is: how sure are you that your Hard Money Lender will come through with the goods (especially if they don't like the deal you're submitting)?