A real estate agent can also review to let you know what is customary in your area- IE who pays for title insurance, escrow fees, etc. 

If you combine them into a commercial property, the lending rules change and financing becomes more complicated and more expensive.3) the economies of scale are the same for 3 duplexes or a 6-unit parcel.4) insurance is likely less expensive on 3 duplexes5) a valuation based on NOI may or may not be greater than 3 residential buildings.

Importantly, these companies also buy insurance to cover the cost of buying out the exiting partner.

and I have not yet asked the tenant if he got renters insurance. 

Will the property pass muster for insurance and financing?

Anything less than $875k (less selling/closing costs) becomes “boot” and is taxable up to your total cap gains and depreciation recapture.To avoid tax, 2 rules.1) replacement property price must equal/exceed the sold property2) you must reinvest All the cash proceeds from the sale

I told my tenant i will look into my insurance since they didn't have rental insurance (I didn't require it). 

I own some vacant land in Illinois and would rather place it under an LLC for protection & insurance - in also looking at 2 deals in Florida I may pick up.

Almost all title companies has a home warranty insurance.

At this low down payment the property should still cashflow at least $100 per door per month after the payment, taxes, insurance and accounting for 10% vacancy.