Anyhow since I'm paying cash and don't need to get a mortgage on it should I still go through a proper title company to get it the title switched over to my LLC?  

I called my insurance company to try to get medical insurance coverage and they referred me to a broker who specializes in this through the marketplace.

Many OOS investors set themselves up for failure because they don't invest the time to ACTUALLY understand:1) The Class of the NEIGHBORHOOD they are buying in - which is relative to the overall area.2) The Class of the PROPERTY they are buying - which is relative to the overall area.3) The Class of the TENANT POOL the Neighborhood & Property will attract - which is relative to the overall area.4) The Class of the CONTRACTORS that will work on their Property, given the Neighborhood location - which is relative to the overall area.5) The Class of the PROPERTY MANAGEMENT COMPANIES (PMC) that will manage their Property, given the Neighborhood location and the Tenants it will attract - which is relative to the overall area.6) That a Class X NEIGHBORHOOD will have mostly Class X PROPERTIES, which will only attract Class X TENANTS, CONTRACTORS AND PMCs and deliver Class X RESULTS.7) That OOS property Class rankings are often different than the Class ranking of the local market they live.Class A is relatively easy to manage, can even be DIY remote managed from another state.

I have a distressed property, an owner-ish who doesn't want, and a mortgage company who won't talk to me. 

While SU is a huge driver for the area, we have a lot of other economic drivers, including the two new Amazon facilities, but also newer companies such as TCGPlayer and Spincar, along with a multitude of new drone companies which are here for the expanding Tech Garden and the drone corridor which runs from Syracuse to Rome, NY.  

So for example, here in Greenville, South Carolina, we have major auto manufacturers, BMW, Michelin and a whole host of smaller companies that manufacture parts for these larger facilities at BMW and Michelin.

Clearly there are companies who are thriving with in-house management.

We've had great tenants, a good property management company, and few expenses over the past few years.

I've heard about turnkey companies (properties that a company owns, is already rented, and ready to sell with tenants in it) but am not familiar with any names of companies.

This feels naive. 2) Do I withhold payment until his insurance company will verify his statement about payout should he vanish?