You should allow a 1-2 Weeks for the appraisal, and 1-2 weeks for title and insurance.

Does anyone else do it like this and who do you use for liability insurance?

Credit is a factor as bad credit may limit options, or may have the lender require you to put 10 or 20 years of taxes and insurance into escrow. 

I took no money from the cash flow (when there was any) and I never made a late payment to the bank.This fall, nearly 12 years after the bank gave me that house, and over 15 years after I knocked on that door - after evictions, vacancies, insurance claims, and never taking a dime out of it - I sold that house and placed all of the proceeds in a 1031 exchange.

Health insurance, 401k, etc., and usually 8am-12/1pm daily. 

I'll send you a message, feel free to reach out any time, no pressure or obligation at all.

Liability insurance covers negligence.

What kind of insurance do you use? 

Please be careful that they might still be the dog and depending on the breed, your insurance may be in jeopardy.

They have the choice of finding their own insurance or they can be automatically enrolled in my master policy.