@Noel R. thank you sir. i hope that's the case, I'm sure my nerves will calm down once I'm on the other side of my first deal. 

Asked me if I could call his lawyer or my insurance company for him.Some people really have some nerve or plain stupid.I got my insurance agent to update her, and she laughed and said "the guy must of used some shyster lawyer working on contingency and gave up after his threatening letters didn't scare anyone".

I'm pretty sure it seems so high because I agreed to pay 100% of the closing costs. hmm. i looked back at my primary's fees and they charged:title settlement closing $275; mortgage title policy: $383; title examination:$175; title update $100; title policy: $105. 

Examine the background qualifications of those in charge/working for the city.

Examine their management agreement, check to see if there is an out clause if you are dissatisfied, make sure it spells out the responsibilities of the owner and the property manager7.

Examine the title commitment to make sure you are in first position.

I'm confident that I can execute, but convincing someone else to invest 100k or so into a deal for me is a bit nerve racking for them. 

I would recommend you examine your investment model and consider replacing it with a better one.

IMO the hard part is that if somebody gets on your nerves one day at work, you can't get away from them when you go home for the day in this scenario ;)

And better yet, you'll have gotten your feet wet and the nerves may subside a bit.