A title company can do the title search and issue a title insurance policy for the property. 

These expenses are including, utilities if you pay for them, maintenance, yard care, pest control, insurance, advertising, property manager etc etc.these often come up to well over $3000 per door - depending on the market..$750. sounds to low for all expenses.

I purchased a foreclosure duplex 4 years ago and used the banks recommended Title agent and purchased Title insurance.

My name is Evan Tucker and I am an Insurance Agent from Medford, Oregon.

See if Erie Insurance services your location.

While this pertains to HUD insured and assisted multi family housing I tend to believe this to be good enough for all other property types.  

Still in the early stages of conversation but got some beginning information and wanted to see if this was worth pursing:Asking Price: $550,000 (I already assumed that was too high, trying to figure out a reasonable price to offer)Income: $4000 a month (believe there is potential for rent increase (waiting on specifics of each unit))Expenses: $900 a month (Water, Garbage, Taxes, Insurance, Maintenance, Pest, & Septic) Self- ManagedNOI: $3100 a monthCap Rate: 8.72%Stable TenantsDoesn't need major workGood Area, Decent SchoolsQuestions:1) What is a fair win-win offer?

Oftentimes in Sheriff's sales the final judgement amount is published whereby you can see how much the bank is owed, including outstanding balance, interest, late fees, legal costs, corporate advances for insurance, taxes, etc. 

With long-term rentals, you are really only responsible for 4 things: Taxes, Insurance, Management, and HOA (if there is one). 

Do insurance companies make money by paying out claims?