Agents, buyer/seller, insurance agents, attorneys, title companies, inspectors, lenders, mom & dad, relatives and so many others. 

Same with insurance or CPAs. 

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. 

We ended up filing a claim with our insurance.

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. 

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.  

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.