I'm new to the real estate investment world, and I have a desire to learn more about the best practices in the market.

I've only had to do 1 and it was several thousand.....I would take a real hard look at your numbers and re-adjust your offer accordingly.

If its local to me, I'll hire one of my kids friends to live there for awhile.... give them some food $$ and have them crash in the unit rent free for a few weeks.

Trying to find a bank who is OK with a line for real estate and has a low-ish rate. 

If you are closing outside a title company, which it sounds like this is the situation that you are in, you would simply need to ask an attorney for a note and deed of trust, (once you have completed your 1st transaction, I would ask your title company for a draft Note and Deed of Trust).Once you execute the Note and Deed of Trust, and have it notarized, you simple take it to your local county clerk to have it recorded, the Deed of Trust will have the mailing address of the lien holder, and the original will be mailed to them in 1-2 weeks.Hope that helps, Dustin 

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The company updates costs based on local material and labor rate costs.  

Are you or a spouse a real estate professional, could you offset the 401k distribution tax with a cost segregation7.

I'm not local to the area at this time so I can't serve the notice.

Flat rate of $800/month to a bookkeeper that specializes in real estate.