Lately I've even gotten convincing fake ID's and fake photos of the deed though and I even had to have my title company do an O&E on one property where I couldn't find the real owner anywhere and the scammer was pretty convincing.

Hello,I work for a family owned and operated company based out of Dallas, Texas.

Other good local title companies for off-market are EagleLand, Monument, and Investors.

Most leverages will max out at 75% LTV.

Lots of the known companies such as CHUBB, Cincinnati and others are using their E&S companies that aren’t regulated but the state to offer coverages where they can.  

I believe I have found a company that will best meet my needs as an out of state investor. 

There you will learn about strategies, connect with lenders, contractors, other investors of all stages, realtors, private capital companies and so much more!

(Hope to have this resolved by October)ADVANTAGES:*I'm nearly two years into a career as a Property Manager in a larger company (First stint as an Assistant Manager in a 22 building portfolio consisting of Class B to C properties and over 500 units, and was recently promoted to our Luxury, Class A division with 100 units in 2 buildings).

But I spent a lot of time in civil court defending the purchases, usually against a multi billion dollar company called Fidelity. 

If your CPA firm is not experienced in them, I would look for a company that specializes in 1031.