My personal insurer (USAA) won't insure it because it's not a "family" LLC.  

.-  Monthly Expenses:  taxes: $125, water/sewer: $150, garbage $50, insurance: $125, repairs 5% (newer finishes, metal roof), vacancy 5-10% conservatively.-  I'd be looking at a conventional loan (possibly owner contract) with 25% down.  

If you're credit is good it's likely a better option because there is no upfront mortgage insurance premium like there is for an FHA loan.

There are signs of neglect all over the property, and the 35k price tag is a best case scenario if we don't find more..I can get a newly flipped property across town with similar taxes and insurance that would rent around 550/mo and they are asking 42k.

Property will be sold as soon as title is clear.  

I am in the market for an attorney or Title company with experience in dealing with contract review and wholesale (quick) closings.

Tax - 2.6k (6%)Landlord Gas Water Heating - 1.3k (2.9%)Landlord Gas+Oil Heating - 2.8k (6.5%)Landlord Other Utilities - 5.5k (12.6%)Insurance - 1.1k (2.6%)NOI - 11.8kLending costs - 8.6kAs is, cash on cash would be 5.5%Is (eventually) getting 10% cash-on-cash realistic here?  

My title company takes care of all of this and it should be determined on the HUD-1.

If you know any good real estate agents/brokers, wholesalers, inspectors, lawyers, title companies, rental management companies in Houston or Dallas, please share with me.Thank you.

He also has a title company in house too.