It’s looking like this will cash flow neg just with est mortgage payments plus insurance and taxes of $1100ish (after renovation), property management of $120. 

Keep in mind that when you are doing cold outreach (sms/cold calling) it's all about volume because you reaching out to a list of homeowners without knowing the real motivation so the conversion is less than 0.5%. 

I would include at least the heavy hitters like title insurance, transfer taxes, appraisal, and paying my closing agent.

In 2008 I was helping homeowners through the great financial crisis and there were lots of people taking advantage of homeowner's by asking for money upfront with foreclosures.Good Investing...

If they settled out of court, why didn't insurance pay everything? 

If your insurance coverage isn't enough, they could seize the LLC assets, but not your personal assets.Additional thoughts:1.

But the facility is obsolete so that no self pay patient or insured patient would live there.  

At least 2-3 times each week, I get a referral or lead for someone wanting to buy an investment property with 5% down that cashflows $23.00/month with an insurance estimate that is half of what's realistic.

We have property taxes and insurance to pay.

Realtors also have insurance, tons of regulation, and hopefully experienced brokers that are all very interested in protecting you from scams during the home sale process.This is a scam.