Because this is such a minor part of a title company's business I think they just want to brush it aside and be done with it.

I would think on a forum like BP more of us would be encouraging the youngster to brush up on fundamentals, rather than 2006-style risk taking.EDIT: If you read my first post carefully, you will realize that im not 'naysaying' im actually encouraging OP to educate himself

I personally don't care for the sage brush areas... and think many parts of N.

A broad brush can't be swiped over a block by block gentrifying neighborhood.  

I'm going to brush up on it and see if that will put my mind to rest. 

I spoke to a few RE agents and asked if they had sellers willing to go with "subject to" but all brushed it off as if it doesn't exist.

I drive everyday down woodward to the heart of the city at campus martius, through North Detroit, Highland Park, midtown, brush Park, and finally downtown.

I'm not saying your agent is on the right track because he/she may be giving you the brush off but it's also possible they are expecting you to run the numbers on the deals to make sure they work for YOU. 

If the HoA is basically gone then good luck trying to get communal funds to pay for the roof if a limb falls or brushes it to the point of damage.  

Those are just things you have to brush aside.Once you properly handle this situation, and get the stress of potentially losing a good tenant out of the way (and get someone who's not frequently causing trouble in); you will feel 100x better!