RE is highly cyclical and down markets can be painful for years…especially with leveraged properties.Good luck out there :)

My question is, with everyone taking a loss, the title company has reduced their fees, the RE has reduced their commission, and the seller will walk away with no money, how do I prevent getting to the closing table and someone (Either the bank or the other lien holder) deciding they do not want to remove the lien or take a loss.

Any companies or websites that offer this forms that you have used before?

I'd let the insurance company know I'm making it a rental. 

If 'none' is your answer, talk to your company's immigration lawyer.

I had interned with this company since I was 16.

did the company that sprayed it the first time have a guarantee for a set period of time? 

The LLC hires a Nevada management company to collect rents and provide maintenance.

That is why you need a good Title Insurance Company who preferably is also the Underwriter. 

Puyallup is notorious for being in the Mt.Rainer lahar zone and with insurance companies adjusting their models for climate risk i wouldn't put it past them jack up premiums in the area.