If you like the idea of a slow grow with minimal debt then keep on that track.

Because the claims (both number and the amounts paid out) is minimal and we have one of the highest costs for title insurance in the U.S.

I would focus on screening your tenants for background, credit, and income to try to avoid an eviction and excessive damage to your property to minimize your turnover expenses and vacancy loss.  

I have a solid amount of capital to invest and am looking to invest remotely in the Midwest or South in places that will provide a net income and, of course, ideally also provide at least a minimal amount of appreciation, but I'm definitely leaning more toward the cash flow model given that I'm an older investor. 

When she passes the asset that was purchased as part of the 1031 would then be liquidated and distributed to heirs with no taxes The goal is to get her the cash she needs from her asset without paying any/minimal capital gains.  

I think he is working with a small circle of brokers in the City and is complacent with his minimal duties. 

The owner wants to minimize the capital gains tax he pays so we want to suggest to him to do a master lease to us for "x" amount of time, and we pay his lease fee and hold the rest of the money in this time we will secure a loan to buy using the money we make as part of the down payment.

In your situation, you can plan to minimize your losses or to trigger passive gains to absorb these losses.

Minimize acquisition costs. 

My budget for this year in cash is $100k that can be used towards downpayment, closing costs, fix small things, property management fees, lender fees etc and rest will be looking for conventional financing as of now.New constructions offer better interest rates, minimal maintenance costs for 2-3 years, and potential for self-management due to higher rents.