A title issue can be anything, could be as simple as a minor easement up to and including additional lenders with liens on the property etc.

I picked up a set of very nice cabinets that my uncle just took out of a kitchen that was only 7 years old that are going to almost perfectly fit in the space i have to work with. 

Sure, I'll represent clients - but I turn a lot down (refer it out), and I pick and choose who I'm going to work with. 

Can a simple 8-10% loan work vs giving up equity and how is the investors money treated in a scenario where the deal loses money vs profits?  

If you're looking for rentals, there are several that will fund your purchase as a bridge loan so you can still pick up properties quickly, then you'd refinance with a bank.Best of Luck!

So I'm looking for some advice, settle in this is a long one.I was lucky to pick up two house in Grand Rapids a few years ago before prices shot through the roofHouse 1 has a 43k note and could be sold for 120K (I've lived in it more than two years with in a 5 year period so I can get out of the capital gains tax) leaving 77K in equality, but the house is currently nets $700 a month in rent.House 2 is right next door, has a 53k Note on it and could sell for 110k, leaving me with 45k after capital gains tax.

I would pick block and brick over any other exteriors, also built within the last 50 years.

The answer is simple: as much as you can spend responsibly. 

I ask because right now I go online and just pick a home off zillo ect and then play with the bp tool calculators but it doesn't feel like I'm really running numbers because I may not have the purchase price, arv, ect.

That's different from getting simple zoning entitlements.