Our total out-of-pocket costs will therefore be around $7,700 ($3,700 down + $4000 rehab).The numbers look like this: Rent $650 Loan payment $345 4 years @ 5% HOA $130 Insurance $13 Property taxes $67 Maintenance + CapEx $80 For new windows and HVAC Cash flow $15 During land contract Cash flow $361 After land contract Cash on Cash 56% After land contract ROI 48% During land contractAs the numbers show, there is virtually no cash flow during the 4 years the loan is being paid off, but the return on investment from principal pay down is almost 50% PER YEAR.  

Also this doesn't account for Taxes and Insurance so its even less of a performer.

I have considered taking title company to small claims court since they provided me the documentation and or the previous owners.BTW, the roofing contractor has turned into ghost and doesn’t respond to anything.Maybe I should just let it go and just take the minor loss and chalk it up to experience.What would you advise?

I pay the property taxes, and tenants take care of maintenance, insurance for their trailers, and all the utility bills. 

I think this is twofold, one because the prices have been driven very high (and I'm late to the party) and the FHA payments usually are also higher (including insurance, etc.), and two because it's difficult to get the FHA loan on a property that is 70-80% and needs repairs, so nothing from my current wholesaler contacts would work. 

Closing with the VA loan is awesome because you have zero down no mortgage insurance which is a great start.

Which company offers the best renter's insurance in India?

You should always opt for the title insurance, regardless. 

Also, the contractor will(should) have insurance and if the amount is not great, will probably pay it off before taking it to court too, if you have docs from the utility company stating that they were all billed for the one unit.  

Worst case scenario I can imagine without having it would be something like your tenant burns the house down, maybe somebody dies in the fire, maybe not..but in any event, you file an insurance claim and the first question the adjuster asks you is "did you have a CO?"