Title cost’s vary so it’s always wise to shop and setting up your escrow are always a tough in the cases that multiple months need to be accounted for but usually those are done accurately to protect you so your HOI and taxes are paid timely and their is no shortages.

Is my area a good area for rentals since its more liberal and there's more laws protecting renters or should i just focus on fix and flips. 5.Who should i be getting in touch with such as based on what I'm doing?

That can drive up nightly rates, but at some point the market reaches maximum price and demand starts to suffer. 

I'm very protective of my clients and get very excited in getting them the max cash flow possible.

For protection of assets, ease of creation, tax benefits, along with any other benefits, is Nevada the best state to create an LLC?

@Ronald Roetsel As Hoa mentioned, an LLC is a great way to protect potential liability on your personal assets.

From what you said, if you are just looking to house hack you want an investor-friendly realtor who understands the metrics and long-term cash flow potential in the area and you definitely want to buy that first house hack on the market so you are fully protected with inspections, etc.

Also, I am not a lawyer, so I was looking for a template for a contract to protect me and the seller.   

You should consider getting the new rental into an LLC for some liability protections.

I initially thought home insurance would cover such situations, but after research, I realized I need a separate insurance for service line protection...