I'm simply looking to purchase some property for myself.

The way I have handled this in my parks is to simply give them the coach and raise the rent.. 

I also have a good title company in Atlanta that i've worked with before thats pretty good.I am trying to seek more information on the do's and dont's of auction.com, hubzu, and just simply purchasing at an auction.

But a Flat fee FP may simply be one who doesn't know either security products or real estate. 

I do simply 100% cash accounting. 

A few thoughts:Your NOI doesn't grow simply because of the difference between 3% for GOI and 2% of OpEx.

You will either get stuck with a horrible tenant, disorganized/incompetent/borderline fraudulent building admin, useless lawyers, or simply laws that either work against you or a system that could care less about you as an investor. 

I can go higher, but I'm trying to enter the property with equity and do a BRRRR.  

You'll be surprised how fast you can resolve this by simply initiating the Notice to Quit - and totally refusing to engage her. 

Time and experience has taught me to simply not rent to unrelated individuals.