I also have a good title company in Atlanta that i've worked with before thats pretty good.I am trying to seek more information on the do's and dont's of auction.com, hubzu, and just simply purchasing at an auction.

I chose a Home equity loan instead of a HELOC so that:1)  If the economy suddenly tanks they cant just cut the line of credit so my plans don't become affected.  2) The interest rate is fixed. 

But a Flat fee FP may simply be one who doesn't know either security products or real estate. 

I do simply 100% cash accounting. 

A few thoughts:Your NOI doesn't grow simply because of the difference between 3% for GOI and 2% of OpEx.

You will either get stuck with a horrible tenant, disorganized/incompetent/borderline fraudulent building admin, useless lawyers, or simply laws that either work against you or a system that could care less about you as an investor. 

With a floating floor you have to cut that piece out or take it halfway apart. 

Immediately cut off all communication with the tenant and hire an attorney that specializes in evictions.You'll hate me for the first recommendation and thank me for the second.

Purchase from the owner directly and leave out banks and realtors making their cut. 

San Francisco Bay Area home prices fall for the first time in 7 years"Before last month, the median sale price had risen annually for 83 consecutive months since April 2012" We have seen price cuts and the market is cooling down starting end of 2018.