This is a J-O-B, but one that lets you participate in the upside of a hot market without putting much capital at risk and lets you learn and network in the process so that when the next correction comes you are already established in a great position to take full advantage.The two above are not mutually exclusive either, BTW.

You can likely fax them purchase/sale documents showing the exclusion and hopefully not have to amend your 2014 return. 

Their quote should include the amount of time to complete as well as any exclusions, i.e. material you are supplying.

The buyer's agreement stipulates that he will be my exclusive buyer's agent, and that upon purchase of a property, I owe him 3% of the total sale price (if the seller reneges on paying the fee). 

I work almost exclusively in the Summit/Wasatch county area.

I can find relatively cheap homes in places like Elizabeth but market is extremely competitive there and it is somewhat of an exclusive club of investors who have access to the sweetest deals. 

If the Title company didn't have these as an exclusion they should be able to get involved for this to be sorted out.  

The number of interactions will be far greater than if you worked exclusively on the sales side where the transactions do not occur in the same volume.  

I wanted 12 -18% cap rates (interest rates were MUCH higher), and real estate I could buy for 25% + below REAL value.Immediately after the crash of 2008 I sought properties in the most devastated areas (Phoenix, Miami, Las Vegas) that were (1) class A (2) one third previous sale price (3) 8-10 cap rate on residential.Now I look at properties with a steady cash flow (depending on risk and property type), have rents that are short term adjustable in case of high inflation and have a potential equity "kicker", such as neighborhood being developed, restrictive zoning, university expansion, etc.I now divide my portfolio in three areas, not always mutually exclusive.  1- short term mortgage notes or long term mortgage notes purchased at large discounts (secured by commercial properties) for cash flow.  

The HUD rep told me there was no such stipulation exclusive to streamlines on rentals.