But it is what it is, and now it's time to do some things like an umbrella policy, better accounting system,  also looking at a series LLC and then a management LLC (wow, so much good information I have found here on those topics.

Prior to finding Lender #2, the first lender called in an appraisal, but I paid for it!

Some states require disclosure at first contact of any kind, some "prior to any substantive negotiations".

I'll say I'm less skeptical than prior to all the research I've been doing.

Property was under contract when prior to closing, the owner (who was to represent her other siblings) couldn't provide clear title...issues came up with succession/title and one family member changed his mind and didn't want to sell.I decided to cancel the contract and move forward (didn't need to headache)!

For example, if you own the properties in your own name and someone falls at one of your properties, they can use you instead of just suing the LLC which offers the protection and separation from your personal assets.Keep in mind that the LLC must be formed and managed properly (we hire an attorney to do this for us) in order for the LLC to actually stand up in court.To provide additional protection, we also have an umbrella liability policy.

The most demanding agents are investors themselves but the funny thing about that is they do not want to pay anything yet have the highest liability positions to the brokerage and their E & O policies.

For me honesty is always the best policy.

The annual taxes for the property that I was given prior to going under contract was based on a very low county assessment - the property had been owned by a family for years and there was a lot of deferred maintenance.  

Under that policy they list what makes up a certain percentage of their brokerage business and exclusions under the policy.