Start with examining the current property. 

At least that's my opinion & others may disagree. 

I suspect the new title examiner has found something in the chain of title or the execution and notarization of your deed that makes them unwilling to rely on it to issue your buyer a policy without exception for the concern(s). 

In signing this Lease, Tenant agrees that Tenant has examined the Premises and certifies that it has not observed any pests in the Premises.

Some may disagree that investors should be contingency free, but having a thorough inspection will at least give you peace of mind that the property is in good working order.Good luck!

I can see both sides of the argument and don't disagree with the potential value add of a good agent!

I had inspector in examining a new bathroom which had new electrical in support of the bathroom.  

If I see a CPA, I wonder if he will follow his own advice and how I will know if he is correct when other CPAs disagree.

I disagree with one of your points however that your homes are only breaking even.

Property tax section of lease is definitely critical and should be examined carefully.