Axel Meierhoefer,  I have invested in several sites, and also did a comprehensive review of the top 100, including interviewing other investors using those sites.  

A good Realtor provides a comprehensive analysis, advice on making the home market ready, guidance through the offer and negotiation process, a ton of referrals for various industry professionals in the event they are needed, a marketing network that is far beyond "it's on the MLS" (i.e syndication and social media), and the backing of a brokerage that ensures every part of the transaction is handled not only within the law, but in a way that protects you.

I forgot to mention that I had a state certified land survey done as well to show exact property boundaries, so that increased my title insurance coverage.

That said, yes, the reviews aren't particularly impressive, so I guess it's still a topic that could use better coverage.

thanks for all the comprehensive information!

If you knowingly allow the occupancy limits to be exceeded, it may also impact your insurance coverage if there is an incident.Do you have a larger (2-3 bedroom) apartment available?  

I buy at Kelly Moore ( about  a mile from Home Depot)...... the service people actually know what they are talking about.....The $50-100 more you pay for the quality paint will save you tons later....... better coverage and WAY easier to touch up rather than repaint entire walls or roomsAnd I agree that if you have multiple units, try to keep the colors the same....OR take meticulous notes on what you do in each property.

I cross-check their prices and coverage every couple of years and I can't find anybody that beats them when bundled.

In my experience banks require them to be rented or it goes against your income and Debt coverage as a second house. 

Then some lenders require seasoning, they wouldn't let you do a refi or cash out refi at the higher appraised value till after a set period of time. 6 months is common.At first glance, if you are into the property for $85k and it is worth $160k, even if you borrowed $100k you are at 62% LTV, it seems like that would be easy to get done.There are also a lot of other factors like debt coverage ratio, your credit score, your income, do you have adequate reserves, etc.