My company uses Calyx because we began as a conventional firm (still are), but we're looking for something a bit more nimble, with better functionality. 

I need affirmative title insurance coverage for these encroachments." 

Do you have some good insurance brokers to recommend who cover Broward County?

It does seem like a risk I wouldn't want to take.I'm sure you will, but be careful to use insured and licensed remediators for lead and asbestos, if for no other reason than liability. 

I know you're not keen on refinancing since you don't want to lose your current rate and you're likely not at the 80% LTV mark, but this path would free up your options and enable you to acquire another multi-family home sooner than saving up 15% down for HomeReady.Also, your current FHA rate of 3.750% will come with life of loan mortgage insurance of .850%. 

I want to make sure that the engineer's company has Errors & Omissions/Professional Liability insurance.

How much are property taxes/insurance?

He’s been in business 15yrs fully licensed and insured.

I've been in the insurance industry for 10 years now and have owned my own agency for 5 years.

With P&I, taxes, utilities, insurance, rehab costs and roughly 30-35% (10 vacancy,10 management,10 capex and 2-5 for repairs) variable expenses.