We are not likely to see rates that low again in our lifetime.

There are plenty out there with fair rates and lower fees.

Here’s the situation:Purchase Price: $540,000Down Payment: 20%Mortgage Rate: 7.125% (30-year fixed)Monthly Expenses (Mortgage, HOA, Taxes, Insurance): $3,706Realistic Max Rent: $3,000As you can see, I’m currently short $706/month even with max rent.

I agree with the others here that say you need to have some skin in the game, if you are going to live there yourself, get an FHA loan rather than owner financing, you can get a 3.5% down loan, personally I do not love these as they require  PMI which is an additional expense, and you also need  bring additional funds for closing at least for taxes, title, attorney and transfer fees . borrowing from anyone else for the down payment, to include a personal loan from the bank is not a good idea, those again will be higher int. rate.

That way you'd get local contacts and there's no reason for anyone to hoard their insurance agent so they should be forthcoming.

We have no interest in contact data gathering, as that space has been well developed. 

Regarding not being paid, have you contacted them?  

Daniel,Memphis is a great market for investors and we have continually seen growth in both rental rates and property values. 

Why can't you contact them and ask these questions?

This new twist of claiming you owe them money is a typical scam tactic to put you on the defensive so you won't contact them about the money they actually owe you.