If you can't find a title company, you'll have to self-close the property without title insurance (which can be a bit scary). 

Lost out on both but the proximity to NYC is very attractive and the town is decent.

We do have a number of hospitals nearby in Cookeville and Livingston - both really close to the property.Good call on the extended stay hotels.

I'm hoping to start off by rolling it into an LLC after closing but have never done anything like this before.If anyone has any advice or can point me in the direction of a good Real Estate CPA, I'd greatly appreciate the help.Thanks in advance

Also discuss with the contractor the time expected for the project if its small, mid or large and if it needs permits and how long would it take for permitting and all, also payment terms, make sure you go with payment terms that are fair to you and the contractor (so many terms but most common is monthly based on completed work with an upfront for materials) and ALWAYS keep the last payment until project is closed (retainage) and you do your walkthrough and if there's any issues you write them down and provide the contractor with (punch list to release the retainer once they're corrected or fixed). read about how to deal with contractors and always ask for references but it really depends on how big the job is, personally I wouldn't spend too much time doing due diligence on small jobs such as door latches or shelving rather on additions, layout change and other scopes.Good luck!

If a lead enters my CRM, it never leaves unless the seller asks to be removed from the calling list or the deal closes and the money has hit the bank.

I asked a few lenders for quotes and they all have me buying pointsShows as  2% of loan amount (Points) $3450 at closing  

Very close to Walled Lake schools.

@Ray HarrellSellers will owner finance because (1) they will be able to sell for a higher price because they will sell to people who can’t get institutional financing, (2) they think the interest rate they receive on the money they financed, usually 6-10%, is better that the 2% bank accounts are paying (3) they get to spread out the gain on the sale of property over many years and not be bumped into a higher tax bracket immediately, or (4) they can sell the property faster as a buyer doesn’t have to wait 45 days to fulfill institutional lending requirementsBuyers may want owner financing because (1) they save the points and other fees associated with institutional financing (2) they may own the maximum number of properties financed allowable by lending institutions (3) they as full time real property investor may not be able to prove the amount of income necessary to obtain a loan (4) they may not qualify for conventional financing, only hard money, in which case owner financing may be at a much lower interest rate (5) they may have liens, judgements, etc. outstanding that make obtaining outside financing impossible, (6) they may want to close quicker than available with institutional financing.Please let me know if this makes sense

If you want to invest for the long term, stay close by and buy a place in a great location.