Hello Grace,Re: Title Insurance in Washington & Selling PropertyThe best approach is to contact (google) a/few title insurance companies and ask them how long do you have to hold the property before they will offer you title insurance - most usually say about (1) year, but please check with each title insurance company--as some will not but some will after a certain time-period (e.g. 1 year, etc.).You can market the property "subject to the tax deed that you hold"---just state that in your sales & marketing materials and/or with a realtor/broker if you are working with one.Also, you may want to seek-out other Tax Sale Buyers/Investors who may be interested in it as-is.Hope this Help you! 

I would prefer to fix plumbing and HVAC issues -Full electrical rewire including service with gutted house @ 15k -Hardwood floors and install (low grade wood) @ 10k-Furnace + Water heater @2.3k-Drywall material and labor @ 10k -Plumbing supply replacement and drain refresh @ 3k-Roof @ <5k Every market is absolutely different, so you are right that possibly in Oregon and definitely in California a buyer would request wiring to be re-done on a house that wasnt priced accordingly.

So the whole main floor has been renovated (new bath, kitchen, appliances, tore down and fixed sagging trusses, etc etc) and so now i have about 2200 left and i want to fix up the basement with mostly free materials, and paint the outside and fix the fence (minor things) so i am just wondering how far i should go with all these renovations?

Use ready to assemble (RTA) cabinets at lower cost if possible and other things and control the types of materials they use for your project so they meet your expectations for quality and price.http://203khomeloanrehab.com/203k-loans-do-it-yourself-fix-its-not-always-allowed/

There is a place called Empirer out a little farther then Heebys for material too.

Would you mind adding me to whatever string of communication you are using to schedule these? 

And I am as grateful to them as they are to me because all that they do so much for our Community collectively.Therefore, it is not the teacher, the material, or even how much you pay for it that matters.

I agree, I have used the best materials and have not cut corners anywhere while rehabbing the property, I stand by the product and want to do the right thing.

I just started a few weeks ago and now I'm sending out marketing materials.  

The property will be sold in an "AS IS WHERE IS" condition without either express or implied warranty or representation, including but not limited to the description, fitness for a particular purpose or use, structural integrity, physical condition, construction, extent of construction, workmanship, materials, liability, zoning, subdivision, environmental condition, merchantability, compliance with building or housing codes or other laws, ordinances or regulations, or other similar matters, and subject to easements, agreements and restrictions of record which affect the same, if any.