I'd like to clear up some misunderstandings that you seem to have about the products, services and loans that we offer.

Hope this clear up any issues that you mentioned in your post.Thx

Do you have clearly written rental guidelines online or to give out?   

It might still be a-ok if the numbers work but no way would I buy as is without a thorough inspection or a clear clause that gives me a out if the damage is too extensive.

No title insurance seems like a red flag they should have gotten something from the county clearing title. 

@Jeff Dulla thank you for the help clearing that up!

@Robert White if they have to sell you on it I'd steer clear from a quick Google search it looks like their primary business is lending.

If you pay with cash using an unsecured credit line you get the deed free and clear wIthout any strIngs attached and can borrow against to do a refi after the property Is seasoned

My mentor (who does lots of wholesale deals through realtors) made it clear to me that I need to be sure to have a lot of exit clauses on my contract that will serve protect my assets/liabilities (my home, car, etc) in the event that I get sued.

Now I have a clear understanding why the guy in my favorite coffee place is in his mid 50s, retired, and doesn't have a massive 401K or pention.