Fees were reasonable.

The question is, what is the intention  of the owner, not what would a reasonable person think is the intention of the owner.

So we figured we start with a few Yurts to get started and add the Cabins when a builder can actually build them.

If they actually use a reputable title company I'd do it but if not, I won't trust them.

But I think any experienced investor would agree that if you aren't doing value-add when it comes to real estate investing, you aren't actually investing.

The reason is that the parent LLC does not own any real estate itself—it simply functions as a management entity.

Actually I talked to 6 different multi family mastermind groups.

It is very effective in and of itself so it is something that can be done reasonably cheap without taking a ton of time.https://www.greengluecompany.com/

I understand that there are reasons that full title searches on auction properties cannot be done but through many BP and other books understand there are some "best effort" services in some areas. 

It is not uncommon - main reason we see right now is over inflated original ARVs and now borrowers cannot sell and pay off the lender.