Normally no replacement is needed, maybe just a good wash.

It will be difficult with no money, no/inconsistent income, AND no experience ... you normally need at least 2 of those 3 ... perhaps you could work in RE services, like as a RE agent, for example, to earn while you learn and get yourself closer to getting 2, if not all 3 to invest with ...

If you don't normally do month to month, there is no need to start now. 

Do you guys normally keep and reuse the insulation or do you discard it and get new insulation?

Should I shop around or is this normal for an investment property (it will be my first one.)

There is no answer to thisInsurance-Call your insurance coCommission- varies by agent, but if you want a placeholder plug in 5% of the selling priceSelling closing cost-You don't normally pay thisHome warranty-Call the companyTermite letter- I've never worked in MA with a "termite letter"MLS fees-You don't pay mls fees, your agent does.  

Thanks Michael, this seems to agree with most of what I've read is the normal requirements.

Should I shop around or is this normal for an investment property (it will be my first one.)

A normal seller's agreement assigns EXCLUSIVE rights to sell for a  period of time. 

We were so close to closing I had no choice to sign and pay, but is this normal?