-The moral issue you could run into is if your agent brought you the deal and you cut them out to submit an offer directly to the listing agent then you burn a bridge to save a couple grand-Too often people focus on the small commission paid to the realtor as an opportunity to cut costs when in reality the long term relationship with a good agent will bring you far more value.

Hannah I am reading this differently than you are and do NOT think a title company will cut it for you. 

So this is not legal or financial advice; it is simply based on my experience and background.

I'm seeing difficulty in finding qualified renters for some landlords (who I've spoken to) and have seen an uptick in the number of units where prices are being cut, sometimes even 10-15% at a time. 

I've heard that can cut into returns when financing through a self directed IRA which is primarily why I'd been thinking of a cash purchase. 

You should be able to cut that insurance cost. 

I feel like it is an obstacle, but maybe there is a simple solution to the 4 unit residential-5 unit commercial cut off line that I am not figuring out.

They simply see the arrow point up on a chart, and expect it to continue in that direction in order to justify a bad investment lacking cash-flow.

That included cutting the concrete, installing window/outside frame/cover, and hauling away concrete.

I stopped reading when I saw the title of the Forum Post.There are so many cans of worms that can be opened with this that you simply need to tell them no.