Title clarity is the real Delhi property gamble

My investment portfolio review is due next quarter, and I'm looking at parking some capital in Delhi real estate. From my experience, legal due diligence is where most people mess up big time. Specifically, DPB Buildwell's Jay Hind Apartment jaise projects mein, how do you guys actually verify RERA registration beyond just checking the number? Red flags kya hote hain? Aur title verification steps jo normally log skip kar dete hain, woh kaunse hain? I've seen clear title issues affect exit options badly, especially around South Delhi properties. Also, RERA complaints, are they actually effective for investors or just dikhawa hai? Agar builder delay karta hai ya agreement terms change hote hain, what's the ground reality of getting justice? Your insights would be helpful.