Big expense up front, additional expenses over the life of the lock, they can be too complicated for renters to figure out, and they don't solve all the problems a landlord may face.

They usually come with fairly steep rates and high fees/points at closing.

These are professionals with additional training and a stricter code of ethics.

Even if the rental has a decent cash flow with additional flood insurance, we're still not sure we want to take on that risk as we are out-of-state investors (planning to move back to KY in the future, but not now) and we don't like that it will potentially bring down the perceived value when we try to sell it in the future.The seller has never lived there and has not provided any information on if it has flooded before or not. 

Then we review the submitted file items and come back with questions or ask for additional documents it is a normal process.

On your tax return you would report the proceeds, subtract costs and proceeds paid to seller, then the remaining profit would be your flat fee.

Quote from @Stepan Hedz: Selling fees (estimate), $30,000, and holding costs?

Then they'll charge an additional $2,400 for filing tax returns. 

Hello,Im working with a lender to refinance into a Fanny Freddy mortgage now that I have stabilized my 36 unit complex.They have asked for a CAPEX schedule, and a T-6, in addition to the rent roll. 

I am also trying to get my investment back so I can pay my Kids college Fee.