Its so painful to see my cash lose purchasing power every month so im feeling the pressure to get in quickly.

If this is truly an issue, I would consider intervening and buying the tenant a new rug while you seek reimbursement from the contractor. 

I would continue to seek out local Independent agents.  

This isn't legal or lending advice, and you should seek professional assistance.

The closing agent is not this attorney, but he does work in the title company and oversees the closings and weighs in on them.Reason is I’ve got a transaction that’s gone bad after closing, and in seeking remedies, unbeknownst to me when I started talking to the title company attorney as a “neutral party”, I shared some things I normally wouldn’t have.I found out through the grapevine about his dual role AFTER I had the conversation with him.Shouldn’t this attorney disclose that he is also the managing broker for the seller before talking to me?

I am personally seeking out LTRs as property values are skyrocketing with rents.On the bright side, the city just approved rental ADUs for full-time residents to combat the affordable housing crisis here.Good luck on your search.

They even seek out run-down properties and do a makeover to increase the value, most often in attractive neighborhoods for flipping or wholesaling.

While the paperwork can be a pain, it is something you could do on your own with a little research into the matter but an attorney wouldn't be that expensive to set you up with it for peace of mind.

This is pretty much guaranteed to force rates higher as institutional investors will seek higher returns.

Renovation loans and FHA 203k can be a pain in the butt to navigate and comply with.