At some point, all markets correct, and if you happen to have been betting on appreciation in a correction you will be crushed.

I know it's a little weird having more than one rel estate agent since they have access to MLS which is the same for all but with a whole seller they all have access to different properties correct? 

However, I have not always needed to do this and I believe @Pedro Urena is correct in finding an investor friendly title company to close.  

This only means one thing to me - I did not clearly communicate with the investor what the expectation of the property would be.

Correct, it's an agreement that gives you equitable title. 

I have read that when HUD sells a home in need of repairs they will require those repairs be done within 6 months, or they want a certain amount put in escrow to go towards these repairs, if I recall correctly.

Hopefully they have cars and phones and clothes they can't afford like normal renters and will correct their consumeristic behavior, allowing them to qualify within 24 months.

If this is your first deal you will want to be on sight everyday and make sure the work is being done right and in the correct order.

If a guy can’t fill out a application correctly do you think he will pay attention to the lease?

So you are correct, my mortgage includes all of that.