I figured as an REO the bank has had for years there would be more flexibility in price, but they are sticking to their guns. 

I'd talk to the supervisor, stick to the facts and tell them this is urgent.  

Once I have the paperwork I delve into all the details and a more thorough due diligence takes place.If you key in 'due diligence' into the search area up top a lot of prior threads will come up with check lists and so on.Make sure you know what your goals are and stick to them to end up with an investment that helps you get to where you are wanting to go.

You have to determine what the benefit is and see if it's worth the effort or if you should just stick with what you've got.

I'd plan to BRRRR or VA/community type loans for a primary residence if I was sticking with Colorado for real estate investing. 

Transfer the title and that sticks to the house and the entity taking title. 

Looks like I should stick to SFRs or a duplex as my first investment.

For 90% of the country, there's no reason to rent to someone with an eviction in the past 5+ years.Raise your standards, put them in writing, and stick to them.

To optimize my cash I usually stick to one attorney over time to handle all of my transactions.

Would it be reasonable, and allowable, to charge a $50 administration fee to ensure the lesson sticks and remediate my wasted time?