I suspect today it is a bit dated.The IRS puts out all kinds of free handbooks on taxation.

I'm not denying the fact that a flood could get consume this property, but yet I look at it as what would my damage be.

My attorney's office has also contacted the Office of Consumer Ombudsman, but that could take weeks.

Do people feel the banks try to offer an unfavorable rate since they know shopping to refinance the property may add costs or be time consuming? 

At closing the next day, his wire was late/hadn't hit yet and when I asked him if he'd called the title company before wiring, he said no.I will never email wiring instructions to a Client ever again.Many times consumers will not do as they are told/advised even when they have an attorney/Agent warning them of risks.Now I fax/mail wiring instructions and verbally review them with the Client.Glad you didn't get hurt here.Good luck.  

3 - Given that the answer to #2 is probably still somewhat complicated and time consuming, are there firms or individuals popping up yet who will do it all for me?

Mark Ferguson's Flip your way to financial freedomGary Kellers  Millionaire real estate investorPhil Pustejovsky How to be a real estate investorThe ultimate beginner's guide from BPAnd a short book on flipping from do hard money that im not proud of.I need more material on the topic to consume. 

Clear as day in the Handbook 4000.1"Net Self-Sufficiency Rental Income is calculated by using the Appraiser’sestimate of fair market rent from all units, including the unit the Borrowerchooses for occupancy, and subtracting the greater of the Appraiser’s estimatefor vacancies and maintenance, or 25 percent of the fair market rent."

If you don't have a signed contract then you are pretty much done except for recalling all the cards you gave out.Anything more than this get the advise of an attorney who specializes in contract law and consumer fraud.

Plus a lot of people want to get out of their corporate gig (which I did), but they don't realize that being an entrepreneur is massively more time consuming than a standard 9-5.