Wanting to know if its closely reliable to use it to avoid being overly optimistic on a property. 

Fingers crossed, I should be OK after selling it and be ready for another opportunity, but we shall see.Lessons Learned:1) Fully understanding the financing of the deal and be liquid BEYOND money down/closing costs.

I have seen people do flips and continue to do that to escape the "rat race" but others acquire properties doing once a year by putting 5% down and over time it will easily get them living comfortably.If I had it I would find a property in a solid area for airbnb (where the numbers make sense) and make my place an airbnb while living there or get a roommate for the first year with me then airbnb it out.Getting a real estate license helps as well so you can get $$$ for referring people or put $$$ towards the down payment or closing cost from what you would make as the realtor on the deal.

Do you have a recommendation on a closing attorney and/or title company that you've used? 

Thanks for the info Account Closed

So far me and my team have been closing 10-15 deals a month here in the Hampton Roads and Richmond area. 

I’m a local contractor new to investing, I created a partnership with my wife’s father and we are about to close on our first multi family with a conventional owner occupied loan in my father in laws name.

They are a Purchase & Sale Agreement, Title Report, Power of Attorney, Disclosures, Closing Statement, Payoffs and a business card to a good attorney to get you out of the mess you will create if you try doing this on your own.But use somebody, like us, that actually knows what they are doing to learn this.

Nevada is landlord friendly, lower property taxes, lower entry prices, and close to SF. 

3rd federal savings and loan might do it they are based in OH however I think they want to be first loan holder so it would need to be paid paid off free and clear also I was told they have a heloc that they will pay a portion or all of the closeing cost I used them on my prime residence vary good rates however the rep I worked with was very vary slow with responding and pushing things along good luck I will be doing this same thing on 2 rentals soon so be sure and post what you figured out thanks