Pretty much the exact example of what I was warning against.

Indy, Memphis, Ohio, Michigan, Illinois,  Georgia, Missouri, Mississippi, Alabama...its the same story and the only common denominator is that they bought a super cheap turnkey property with a super slick sales pitch.So I tend to go a little harder with my warnings about these props!  

Good warning - there is a lot of variability out there with hard money lenders (and by that I mean that a lot of scammers/bad apples out there), quick perusal of their website shows no google reviews and their social buttons (facebook, twitter) were dead links - IMO in this day and age you should never go with a lender that doesn't have a rock solid reputation and track record that can be confirmed with a 5-minute google search and perusal

If that lender declined funding the deal they took it as a warning that maybe they did not run the numbers right, were too risky, etc.

For some reason we've still had all kinds of trouble, and the attorney didn't warn us about this problem either.

After doing some research I am seeing a lot of warnings about doing a job like this.

Does anyone have experience, counsel, or warnings that could help as I investigate my options?

A friend of mine that owns one investment property recently warned me of the need to require tenants to have insurance due to the "loss of use" liability. 

The tax complications, he warns, will almost certainly require getting expert tax advice before making the transfer.

In CA, AP may be completed by either Color of Title (a Deed which, under its face appears to convey legal title) or Claim of Right, which is the brazen occupation of real property better known to squatters.A word of warning: I've watched many people, most amateurs, attempt to use AP as a way to gain benefits leading to legal title.