I still work under that concept, do this and you are safely investing.

My team represented seller in that transaction and the deal closed at $530,000 at 92% of the list price ($54,000 per unit,8.32 Cap Rate , 5.72 GRM).

I probably would have missed it like you did then.As for the FARBAR clear title issue, I believe it's paragraph 18, "Transaction Standards".  

To date i have done no realestate transactions but to me that doesnt matter.

If Transactional funding is 2 points in fees then that would equate to $100,000 to $250,000 in transactional funding.  

Is $3750 ($250/hr x 15 hours) a reasonable retainer fee  for an eviction of a buyer on a seller financed transaction where buyer is overdue on balloon payment (by 13 months), but continued to pay monthly payments, although most were late and no late fees ever paid in 6 years.  

We then handle the entire process of closing, and have quite a few lenders that we recommend for various transaction types.

My very first transaction was representing myself in my own deal.

I want to be conservative and safe.

I have no experience in selling estates and the selling part prevents me from pulling the long awaited trigger.A good friend of mine has had some rentals in AZ, but he wants to partner up the cash part with fixed return assuming 6 month transaction and a monthly fee every month.Being an all in-house contractor, I think I could bring value add and create sweat equity in a major rehab, at least 10% of the ARV, the uglier the property, the better I can create.