You don't want to use a random abstract company that may go belly up in the next 5-10 years.

I m planing on investing out of state rental properties ,buy hold long term is my goal. fat cash flow is my goal.I much appreciate your input with my questions. 

@Scott Bell I say let the numbers help make your decision. 

@Aidan Mulligan In addition to pit bulls because they might be dangerous, I ban short people because they sometimes fail to clean the tops of the cupboards, tall people because they sometimes don’t notice the dirty floors, fat people because they can be hard on the carpets, and skinny people because, well, I’ve put on a few pounds lately and I just don’t want that kind of thing around me.Kevin (previous owner of two Rottweiler rescues, current owner of rott/pit mix rescue).

@Eric LawsonYou have to buy right with enough fat in the deal to cover purchase,  rehab, closing cost and of course profit.  

The fat margin operators get pushed out.Local operators are closer to a craftsman.

Have to have the solid team in place, or everything goes belly-up.The other option is to not sell the current property but rather look into a cash-out refi.

@Nina Phillips, 1021 is simply a "fat thumb" moment when sending from my cell phone! 

I get the listing.. at the end of the day its a belly to belly business.. first contact should have been for an appointment to meet them.. 

Yah, under such circumstances, a lot of insurance companies would likely go belly-up rather than even attempt to pay out claims.