Should I insist on title insurance? 

Then you may have other lenders who will insist on high rates.We've actually never purchased tax liens.

Also from your responses above it sounds like you are the one that insisted it be at medium to higher market price even thought the place is not in as nice of condition as the competition and that you only just lowered the price.

It sounds like you shouldn't have your license to wholesale in Massachusettes, however, the "Beginners Guide to Wholesaling insists you should have your license.

While I could have attempted to enforce my lease agreement with her and insist she pay, I know I would ultimately have had to take her to small claims court if she refused and the juice wasn't worth the squeeze to me.

As of February 1,2024 I will have turned over 4 of the 8 units which has allowed me to renovate those 4 and a 5th tenant has been the only problem tenant I have had since I started REI 4 years ago and insisted I renovate her unit because I raised her rent.

We also insist on a minimum income versus the rent, typically 3x rent.

Should I have insisted that they remove the items? 

This is also a topic that's pretty hotly contested by investors with most insisting that the type of coverage they have is the best or only option.

The deal died because seller couldn't fix the problem, which they kept insisting wasn't a problem.