I made a great purchase of my first STR in May of this year, made it an outstanding property and handed it off to a prominent PM company to manage.

There are a lot of different kind of investors out there and your title company has to understand what they are doing as well as the agents on the other side if it's an on market property. 

My thought process was that I was dealing with a sophisticated individual that understands that a company needs to be profitable in order to be able to offer a valuable service.

I am a father of three and also growing an event rental company while growing my real estate portfolio. 

I had property management once tell me they couldn't do anything because the tenant hadn't given notice yet and still had some property inside when they posted pay or quit, but the power company had told me the heat had been turned off when I called to check (apparently landlord utility revert doesn't work properly if tenant just doesn't pay). 

I then called septic companies and got a rough idea of costs for replacement and took that off my offer price and explained why I was offering that amount.

In order to avoid triggering the mortgage company to call the note due, I am considering purchasing the LLC that owns the property instead of purchasing the property directly. 

Depending on the type of trees we can also receive income from multiple companies once trees are producing.

Now, for comps:  the only way to get comps here is to be a realtor (which they pay for access), or an appraiser (and they pay for access as well), or to pay for access through one of the servicing companies that provide this. 

Having the right agent/ title company will make or break sub-to deals.