Now I have added my largest monthly transactions (my mortgage and student loan amounts) to that minimum and my account reads "keep above $4,000". 

And with the alum. option, you'd need to add a nailer plate to attach the cross-beams to, which would increase the depth of the beam.

My difficulty is in finding a title company that will handle this transaction.

@Richard Benjamin WilhiteRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

If the title company is trying to put Buyer side items onto Seller side statement in this transaction, I would ask them why.As noted, things can change in a year, i.e. the whole buyer side commission thing with NAR, but in my state (Ohio), the customary fees typically don't change.  

As far as being a BRRR investor friendly agent most agents are motivated by making transactions. 

Do you review a every transaction for a whole year with them and do the math?

Be sure to cross reference the zoning code and building code as they don’t always align, and you’ll need to defer to the more stringent code. 

No disposition/capital transaction fee.

It's one service for banking and accounting, so you can categorize transactions as you make them, as opposed to having to log into a second system later once you have forgotten what the transaction was for.