In addition, I am using a hard money loan in which I will be paying the monthly interest with my line of credit from my bank.

@Joe Villeneuve  love your line:"the mattresses of the property..." 

Thus investing locally for me only makes sense if its in line with my goal of cash flow, to help bring me closer to the next property.If your goal is cash flow to retire, you've got 66% of your business giving you the middle finger on that goal right now.

The money you invest to protect yourself legally will come back to you tenfold down the line.

Its an embarrassment to the industry and they should be run out or fined for attempting to knowingly sell unsafe properties to unsuspecting consumers.Property inspectors are not always the best group either, but in this instance they discovered some real problems it sounds like...that's what they are paid to do...It's always best to do things right...it's your reputation on the line. 

Im in the process of closing on an equity line of credit for $90k , which im planning to use as down payments to fund my investment properties.

I have a very strict policy regarding giving people a second chance....it does not increase my bottom line and is therefor not my practice.

Hi All,I'm currently keeping a few lines of conversations open with off-market 50+ unit owners that may be interested in selling their portfolios in the near future. 

You also need her to sign a Disclosure that she understands the loan will remain in her name until you pay it off, that she may not be able to get a new mortgage, and that the lender is within their rights to accelerate the loan.Personally I would line up the T/B before taking title so the money goes out of your pocket on one side and right back in on the other.

You can attempt to verify all of this by contacting the providers (water/gas/electric, insurance company, HOA representatives, etc.).Also, make sure you have a couple of potential buyers lined up.