I would assert that when investing in rental property the traits to prioritize are STABLE, predictable, high quality, new construction, hands off, turn key and above a 6 cap rate.

Even because you and the state appraiser board disagree with the methodology, you were given an "estimated opinion of value" and nothing more.You said in response to @Ned Carey's assertion that it would have helped if you would have written that this was a $2700 appraisal instead of a regular residential appraisal, that it was irrelevant and I agree. 

Those deals sit for years sometimes because some goofy realtor or seller thinks their underwriting and pro-forma are good and yet they never figure out that in this market if you don't have 10 offers in the first few days, your overpriced.Anyway, I was not intending to get into a back and forth with you, and I have never done business with you, so I was not directing any of these generalizations at you...if you don't want to put your pro-formas in your listings, don't...I don't care...but, you will be exception, not the rule...since, the rule is to hype the upside, it's nice when some realtors are, at least, realistic with the range of rental comps.Don't worry buddy, I will still do my own DD/pro forma...and if you are operating within standard operating procedures, you will have some pro forma assertions in your listings, just do us poor old investors a favor and keep the numbers as realistic as possible....if not, it's a free market and I certainly get a laugh out of some of these goofy over priced/hyped listings.

I should have been more assertive and insisted we use my preferred title company from the offset.I’ve been trying to call the title company for the past half hour but it just rings and rings then goes to voicemail.I have only received one email from them since the transaction started, and it was from a Gmail address.

I have a couple detailed financing questions I'm hoping you can help me with.1) I was talking with a lender today who asserted that, in order to do a conventional (Fannie Mae/Freddie Mac) cash out refi of a BRRRR SFR, you typically need to pay 2-3 points for a 6.25% rate and 70-75% cash out, and that getting a loan for less than $100k was difficult to do.This sounded really different than everything I've heard on BP (I haven't heard about people needing to pay so many points or facing a $100k minimum loan - $50k yes).Is there some truth to this, or was I just being steered to the business line of credit and line of exposure that we proceeded to talk about?

The problem with 3 years of possession after the tax deed date is the risk somebody asserts the tax sale was void and sues you for the reasonable rental value of the property. 

However, because they ARE under your flag they are already putting YOUR brand equity on the line - you should assert plenty of control.

And assuming that negative cash flow means it will be more profitable over time is simply a silly assertion.

It is anecdotal, like retail, there is just not the underlying data to support the assertion. 

When a person is looking to take that next step and launch a syndication, the marketers all-but universally say step 1 is assert oneself as a market expert, ie "Guru".