@Dan GroveNeed to understand the title insurance line as mentioned - either it cannot get title insurance vs them not paying for it are two different things and the former can be a problem as you won’t get financing if you need it

As far as writing the offer without your input, that is not a problem as long as she is willing to correctly portray your input in a counteroffer.

The excerpt below the link pretty much explains the basis of the problem. As

Our newest problem as investors is that most of the big companies no longer insure investment properties in CA as of several months ago.

If I was the buyers agent and my client has already done all the leg work I would have no problem as we already have a long-standing relationship.

lol But houses keep selling no problem As long as you purchase them correctly you shouldn't have anything to worry about 

They seem to be peddling a service that you either don't need or wouldn't cover you if there was a problem. As

Your taking a short term problem, a vacant unit, and potentially giving yourself a long term problem (a tenant that doesn't have money).Have you checked their credit and talked to prior landlords?

I see the above problem as "easy problem" to solve.

I feel like I've done a decent job of creating value because I started with basically nothing and now have several million in equity but the problem as I see it is that my cash-flow is not very good at all.