You need to not necessarily follow a book to a T, but just basic principles.

Major drawback was the starter plan did not allow you to customize a lease.Avail had very basic functionality and was missing features such as income verification.They all require a fee for ACH and Credit/Debit, but Inaggo and TurboTenant allow for offline payments such as Venmo, PayPal, and Zelle. 

If it is a market rate class A, B or even C properties, I would say that it (basic maintenance) is something the tenant should handle considering that for these properties the tenants likely have additional resources to handle small maintenance issues. 

Basically, from what I've seen (and this is purely anecdotal), they're not really going to go out past one, maybe two miles, unless there simply is no truly comparable property.

First American and Chicago won't do them and Fidelity and ORNT last I heard would consider it with an affidavit that the purchase price was disclosed to the buyer, which basically defeats the purpose of a double close.

And that was my understanding (the basics, at least :-)...Given that, the scenario that Bob presented in Deal 3 above seems unlikely to play out legally...

I have talk to 4 insurance brokers, and directly to many companies such as allstate, steadily, safeco, liberty, american summit, american family, and a few other, but am basically out of options.

(Only if you are SERIOUS about real estate as your wealth/career vehicle.)Make sure you join a brokerage that is large, established, and has a reputation for top performance and excellent training.Once you learn the basics and get out into the field to see the state of the market, you'll learn the price points and be able to know a good/great deal when you stumble across it.I have made some of my best (most lucrative) buys from meeting with a seller who wants to list, and when we discussed the price, I knew it fit my parameters, so I bought it! 

is med basically its only use case for filling with new tenants? 

It will familiarize you with the basic terminology and benefits.