Your first line of defense against loss is going to be insurance on the property, then an umbrella or excess-lines policy on the company. 

I will also need to insure the properties, so references to agents in the area who could give me advice on the reight policy will be welcome too.Thanks in advance,Carlos

Annual numbers are:Built in 1984 - Seems to be a B class complexPotential rental income $900K-$1M gross6% vacancy ($60K), $20K addition income from vending/laundry - no other amenities, $65K taxes, 5% ($50K) Capex, $28K Insurance, $16K contract services, $90K payroll/staffing, $150K repairs/maint, $6k utilities (tenants pay their own), $10K accounting/legal, $5k advertising/marketing, $100K (10%) PM (is that redundant with staffing?)

People have short memories and think stuff like that will never happen again......personally I would never buy in those areas unless I'm flipping it and moving on.....no way would I buy a long term buy and hold there.I just sold my property in Kingwood.....flooded all around the neighborhood but not near my property...it was a stressful 2 weeks..... really don't want to do that again....dodged a big bullet with no flood insurance and I'm not counting on dodging mother nature again

I have read that most quitclaim deeds are unable to obtain title insurance so it's always best to have a title company run a report and make sure the title is free and clear.

Title insurance policy can easily be written to allow the encroachment.

There is likely no Title Insurance at this point.

She can just take down the listing and stay, even though she’s ALREADY MADE MONEY off of a property that I insure, maintain & pay for some utilities on?

My lender just informed me the detached garage is partially in a flood zone and requires flood insurance.

I haven't done a refinance yet but I can talk about the closing costs of my first deal (which I bought with a conventional 30 year loan):Underwriting fees: 600Appraisal: 675Title Fees: 1650Recording Fees: 150One year of insurance prepaid: 600Initial Escrow payment: 400So overall, I paid about 4k for closing costs as well, but I bet this also depends from area to area.