that's how it is, you need to do your due dilagence up front, I either use my friendly title company locally, abstract my own title, or buy their policy, if they will provide title insurance, and they did it wrong, thats why you are paying for insurance, so they INSURE its clear.

When closing with the TITLE companies...Shouldn't the Home Insurance Policy be a part of your closing done by the Title company? 

I never really understood what is adequate and what I should include in my policy.

Seller xyz stated he would take care of all outstanding tax issues prior to sale of property, is he legally liable for them, or would this fall onto abc or new owner (myself)?

Prior developer went bankrupt during the crash.  

I have talked with you a bit about my 16 unit deal but I definitely didn't have all the answer prior to getting into that process.

To contribute an answer to your question, though, we held a property in an LLC and transferred the deed back into personal name just prior to closing on the sale (with proceeds going to the qualified intermediary, as someone else has pointed out).

Get Real Estate Brokerage licenseRequires me to have a real estate license for 5 year and practice the last 2 year prior to getting the brokerage license.12/2021-3/2022 Real Estate Licensing FEE(does not include REALTOR Or BROKERAGE FEE) Real Estate Class (Audio books, Extras) 299 Application Fee 89 Fingerprinting 60 Practice Test 20 Test Fee 32 Post Test Class 119 Subtotal 619 GMAT Book 144 Test 250 Subtotal 394 MBA Pre-requisite module 3000 In-state Tuition 16617.24 Online Class Fee 1800 Documentation Fee 100 Subtotal 21517.24 CPA Self-Study Review Course 1300 Apply for 2 section AUD + BEC 536.60 Apply for 2 section FAR + REG 536.60 Reapply For REG (Retake Exam) 271.25 Self-Study ethics exam 125 Initial CPA certificate application 165 Subtotal 2934.45 Summary of fee Excluding Brokerage License Real Estate License 619 GMAT 394 MBA 21517.24 CPA 2934.45 Real Estate Brokerage License ------ Subtotal 25464.69 So this is my plan thus far.

Did we learn anything, yes but alot of half-truths too.Came home and created a Nevada S-Corp and put an LLC under it, assuming we would go national.Property bought was in Calif, so more expense to Foreign File both entities.Started looking into creating my own Property Mgmt (PM) business to control out-of-state holdings.Then I learned:PM requires a broker's license or to be under his control almost everywhereThat stopped National expansionwhich then made the S-Corp and LLC unnecessary (to me; I accepted personal risk)Did get good liability insurance and suggest an extra Umbrella policy if you're going to buy&hold (aka become a landlord).

@Tony KoganWell the liens can be understood prior to the sale.