So if I was dealing with a seller who was insisting on handling the transfer this way, I would be wondering what the seller is trying to hide... and I would figure it out. noted, i already started contacting some title companies, and found a couple that seem trustworthy, do you have any recommendations>

Both times I have contacted the police, and filed a complaint, and nothing ever happened. 

Depending on the cash flow and your FICO, you should be looking at 75% or 80% (80% will have a significantly higher rate than the 75% but depending on your strategy could be worth looking at) of the new as-is value that you can get to pay off the rehab loan and get some cash back to go after your next property.I'd recommend looking at some of the BRRRR articles that have been written in the BP forums for some additional info on this process.

Also confirm that county maintenance liens are added to the tax debt.Fourth, you can contact your county ordinance department, usually those who handle house condemnations and mowing liens, and provide them with the property tax number, photos of the violation with a complaint from the named neighbor about the risk. 

I've contacted 8 insurance companies/brokers and no one offers policies (issue being the subleasing).

How Buyers and Agents Are Connected to You.Ensure your contact information goes into the MLS private remarks to agents.

I am happy to connect and bounce ideas and share info as we both grow, if you like. 

The last address was a rental but she couldn't give me landlord's contact.  

PM me if you want Elaine's contact information.

Each town is a little different, some require you to do a landlord registration and/or will want to do an inspection before you put a tenant in (calling the town would probably be the easiest, or they may have the info right online).