But they are always insisting to sale or refinance. 

We will apply the cash from from those and other income towards the next purchase, keeping 6 months reserves just in case- for our own comfort and since the lenders are going to insist on it anyways for the next loans.  

I should have been more assertive and insisted we use my preferred title company from the offset.I’ve been trying to call the title company for the past half hour but it just rings and rings then goes to voicemail.I have only received one email from them since the transaction started, and it was from a Gmail address.

I've been working with a realtor that I've had a relationship with for years and she insists the property in current condition(not much value-add available rent-wise) should rent for ~$1,400 - $1,500/mo. 

Your paying them, insist on no less.

If you're insistent on buying a place here, I'd suggest renting for 6-18 months while you network and personally dig into the local markets. 

So if you insist on approaching them, please be careful and quiet.

I will never buy them again, I refuse to manage them, but I will sell them to an investor if the investor insists.  

Insist that tenant have renters insurance2.

You have to pay a service fee to have a judgment served by a Constable, but he'll actually go find the party  with a judgment against them and insist they pay up.