Scott The Book on Flipping Houses,The Book on Estimating ReHab Costshttp://www.biggerpockets.com/flippingbookYou might consider Niche or Specialized Housing like student housing.

I have paid 200 a window plenty of times in the past and now that I have had hte properties 5+ years, i can see the benefits to investing slightly more in the quality of product.

(HUD-1)I don't see any special circumstances for CA.Not saying you didn't find an inept closing agent, but how do they know what was agreed to without a contract?

There are a few of us that will know more than your RE attorney, notes and finance is a specialized area and not many attorneys drill down very far, if they need to, they often ask those of us who do have compliance and loan experience.

If the initial lender allows one to be in title and not on the note, generally they still sign the deed of trust, but not everywhere so with the lender's consent your fine.A quit claim can be done for their interest, since a loan would be outstanding at the time C applies and funds the refi, a Special Warranty Deed should be used excepting out the existing loan they are on the hook for.

I think I found a good GC etc so now I'm looking for my professional advisors.Can anyone recommend any attorneys & CPAs who specialize in RE investments?

I spent several years in San Francisco selling real estate, where I specialized in Lofts, Condos, and New Construction.

Also, there are property management companies that specialize in managing HOA's.

Shoe leather and red knuckles, the most reliable way to maket any consumer product, from toothbrushes to houses.

Because a lien is not a mortgage, no loan was advanced, and a deed of trust is a secutrity agreement, other special trust deeds can be used for liens to perfect the secured interest arising from the lien. :)