There's a podcast here, can't remember who the guest is, but he estimated that it's maybe 1 in 10,000.There's one possible exception.

Everything in this house is brand new except the hardwood floors, which are refinished.

The vacant office probably needs $10K-$15K work to be ready.Current Numbers -  Monthly income is currently $6300 between the two occupied spaces and expenses are $1,842 (owner currently pays all utilities, insurance, lead certs, pest control, special exception for office space, taxes, etc.).

Otherwise I just dont understand what the point of a TSG is if is not a real guarantee that the title is clear or that you can at least get insurance with the guarantee.Is the TSG basically the same thing as the "condition of title report" i received from this other title co. except from the Trustee's title co.?

I've been in a hurry to get started as soon as I can but I realize I might be shooting myself in the foot by getting in over my head.I've done all I can think of in real estate with the exception of development; options, foreclosures, probate, rentals, flips, wholesales, notes, seller carry (both as the seller and as the buyer), subject to and a few more that I can think of at this moment. 

On most of my long rental properties I find the 50 percent rule (approximately 50 percent of gross rent goes to operating expenses except debt service) to be fairly accurate.

Black absorbs heat and I doubt you'd get much of a warranty except maybe with black clad wood.

If you are rehabbing the entire unit it is hard to justify keeping the entire deposit...except on principal (but judges prefer actual damage and expense).

The exception would be if you would need an assistant for other things as well and were thinking about hiring one anyway.  

Jacque Fairbourn I had a conversation with one of the reps of DoHardMoney yesterday and was told that 3K is a deposit, out of which I will get most of the money back after the first deal sells, except for $650 or so for inspection and appraisal which will be part of the closing cost.