As I indicated above, I refused to sign the contract until I at least knew that the seller was on the chain of title.

In your case- you're fine- as long as you purchased Title insurance to defend the title, so when your LLC sells the property - the chain in title remains good.

Essentially, since the passage of of the Decedent's estate IS NOT an isurable transfer itself, they will only insure what prior insured transactions they can identify in the chain of title.I think you are overreacting to your perception of the risk associated with the indemnification. 

Anyone can order ala Carte or they can order the full meal.. that's all were talking about here. and self serve buffet Is not as expensive as full sit down dinner.. its about cash flow ... time management... and security of the asset. 

Rather than your next meal ticket.  

To answer question #1: https://www.biggerpockets.com/forums/521-events-and-happeningsHere's a Couple More Networking Opportunities this week: MONDAY, AUGUST 22 12:00PM PASSIVE CASHFLOW W/REAL ESTATE FOR THE WORKING PROFESSIONALRun by our friend @Lane Kawakwoa6:00PMREAL ESTATE WHOLESALE / FLIP / SELF-DIRECTED IRA WORKSHOPSSouth King Wholesalers / Rehabbers WorkshopTatiana/Dima's HouseRun by our friends @Tatiana @Dima and @Ryland TanaguchiTUESDAY, AUGUST 23 6:00PM SNOCO REAL ESTATE INVESTORSNetworking & DiscussionMountlake Terrace LibraryA Smaller group up in Mountlake Terrace7:00PM REAL ESTATE ENTREPRENEURS NETWORKReal Estate Investing PresentationTacomaI have not been to thisWEDNESDAY, AUGUST 246:00PMREAL ESTATE WHOLESALE / FLIP / SELF-DIRECTED IRA WORKSHOPSSelf-Directed IRA and Wealth Preservation Through Notes27 Investors going4 friends6:00PM REAL ESTATE ASSOCIATION OF PUGET SOUND (REAPS) A REIABellingham Meals N DealsQuality Inn Grand Suites2 Real Estate Investors goingTHURSDAY, AUGUST 256:00PMTHE BELLEVUE & SEATTLE FLIP & SIP NETWORKING GROUPREAPS Main MeetingBellevue Red Lion Hotel4 Real Estate Investors, Flippers goingAnother REAPS Meetup I have not attended this goup.6:30PMOLYMPIA REI GROUPREI NetworkingDirty Dave's PizzaA Great Place to meet South - End Friends7:00PMREAL ESTATE ASSOCIATION OF PUGET SOUND (REAPS) A REIAREAPS Main Monthly MeetingBellevue Red Lion Hotel3 Real Estate Investors goingREAPS has it's place in your networking and Association Memberships but the Main Meeting is an attempt to Pitch you on the Guru of the Month.FRIDAY, AUGUST 2612:00PMPASSIVE CASHFLOW W/REAL ESTATE FOR THE WORKING PROFESSIONALWalk the talk while 'Walking at Heritage Park'Marina Park PavillionAnother Dog Walk with @Lane KawakoaSATURDAY, AUGUST 278:00AMSFBAYSUMMIT.COM REAL ESTATE NETWORKING SUMMIT 8/27 & 8/28/16Huge Real Estate Networking Summit!

That and "no hold bar REI" ... it could be a $10k/head guru boot camp; you could make late night infommercials with gold chains, big yachts, ferraris, and bikini clad girls to advertise it ;)

Maybe I expect too much of that cost because my clientele is higher in the food chain, that might be something i need to consider if I were to be a landlord, maybe 20 years from now. :) Maybe @Fay Chen can help on the analysis, she might have the same brain wavelength as what you are trying to do, I however still have a lot to learn on residential.

I then compare that to the franchise store chains national average.

Just a few examples: Cops busted the chain and lock on our fence one night, to get through to the back to “surprise” the drug dealers living across the alley.