As far as closing costs go, see below:-Title fees-Title insurance-Hazard Insurance-Lender's closing fee, underwriting fee, or any other flat fee they charge-Origination fee-Attorney fee (if the property is in an attorney state)-Doc fee for closing docs-Prepaid interest through the end of the month you are closing-Recording and transfer fees on titleThat will cover most of your normal closing fees. 

New Garage door on detached 2 car garage.My mortgage company is Citizens Bank and from looking at their rules for PMI cancelation(per google AI) they are:"Citizens Bank will automatically cancel private mortgage insurance (PMI) when your loan-to-value (LTV) ratio reaches 78%.

The uninformed will fall victim for sure.Lenders of all types should require title insurance and also obtain Insured Closing Protection Letters -- the validity of which can be independently verified.

You could possibly drop the mortgage insurance, but the difference in rate would most likely eat up those savings.  

Property taxes and insurance are extremely low there so my net profits on those two are $1,000/month and $800/month respectively with loans with 6.875% interest rates putting 20% down. 

You'll want your PL named as lender on the property insurance policy.

Crime is a concern, but I'm thinking with the appropriate limited liability and insurance structure this could provide a reasonable shield.

Yes we always account for R&M, capex, vacancy, insurance, property taxes etc in our numbers.It's definitely NOT all properties that are cashflow positive, but we are still finding them.

I'm currently paying $4100/year for insurance, and when it renews in October it will go up to $5500/year.

YUP very easy work around for this but it does take a lender who will be a little less risk adverse than bigger HML that will simply say no title insurance no loan..