Talk to a couple and really get a feel for them, its all about building a relationship of trust and longevity if your getting into this game for the long haul!

The problem is that you are trusting someone to tell you those numbers. 

You can't caretake the property properly if the seller is not there and trusted you with getting it sold off-market if you just allow people to go when they want.

If you can get some trusted professionals like handymen on your team than you should be set.

At the end of the day, if you need to enforce your rights as a lender, neither the title company nor the internet will back you up.I draft 1st lien docs (deed w/ vendor's lien, note, deed of trust, attorney no-rep letter, lender's instructions to title, and either personal guaranty or business purpose affidavit) for $500. 

I trust my wife and do not have the desire to do the books. 

No thank you.There are still decent exchange options out there, you just just have to find them (we just did) but trust me when i say losing up to 37% to capital gains makes almost any exchange look good! 

They use a Deed of Trust in lieu of a Mortgage.

Because one can not trust the numbers they provide as being accurate.

@Richard RodriguezYes, you avoid probate putting it in a trust.