I am not talking about a quiet title action, but rather that after several years the change happened automatically. 

I found one had been sold, and I was extremely surprised to find that there were none for sale at all. 

Pls let me know where you disagree fundamentally.Even though I haven’t run the numbers in full detail, I noticed a flaw in the AIO simulator which seems extremely misleading.

Anyone have great experiences with highly efficient, extremely effective PMs in the area?

Verifying last 2 years of rental history and income extremely important to find the “best of the worst”.

Go to Etsy and search for "rental property tracker," and you will find hundreds of nice spreadsheets to track 10-20 rentals, usually for under $10.Software has extremely helpful features like online payments, marketing syndication (click a button, and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.

Yes, I've closed on 4, rehabbed them, and they are all rented with tenants in place :)OK, and for these deals, I assume you use your own funds to acquire and rehab.With private money, you're now substituting some individual's funds for your own.However, unlike when it was just your money, you'll need to proceed with extreme caution to make certain your lenders are well protected if/when things don't go as planned.Private lending is its own whole profession.

That being said, we have owned a fourplex in a small town in Michigan for about 10 years but had no guidance when we purchased, I have found all the information Bigger Pockets offers extremely helpful and I am grateful in advance to any advice on this thread. 

Conversion rate is extremely low when you get started BUT it will give you good practice speaking with sellers who have a ton of objections.

You may have to go to court and get a judgment quieting title, or you may be able to work with the insurance underwriter and not have to pay all those legal fees.