If it were an automatic trigger that a loan was automatically called when a deed changed title, and foreclosure proceedings were immediately started, no one would be allowed to do 1 sub2 transaction, title companies wouldn't do them, and it wouldn't be on the HUD1 "loans taken subject to existing financing."

That doesn't make that automatically a bad thing.

One group says if the deal is so good buyers will automatically come.

Hi Luis I automatically add 15% to my re-hab estimate on every single deal.

Try asking them if they can tell you if the utilities are no longer in your name.Ask if they have some sort of landlord arrangement where the utilities automatically revert to your name if the tenant disconnects.

3-will they automatically report my payments to the credit bureaus or do I have to specifically instruct them?

The amount spent to renovate or improve the property does not automatically equate to an equal value increase.

I then set up my charges as memorized monthly recurring charges so they hit on the first of each month automatically each month; then simply enter the receipts and deposit them.

To me it looks like their software automatically inflates the number just to keep deductibles high.

And the majority of commercial lenders have rates in the 6s or 7s right now for most real world scenarios, and being overly worried or concerned about if it's 5 units or 500 units is absurd, both the rents and the loan size will automatically scale up and down accordingly (if anything, the larger unit counts scale better, so limiting someone to X units makes zero sense).