Still a spread between where owners want to sell and buyers want to pay. 

Insurance would cover it, I would pay the deductible, and no assets would be lost.If you are in an area like San Diego where people are more likely to sue, a judge is more likely to find you guilty, and the payout is expected to be higher, you may consider an umbrella insurance policy.

Any tips on cash out refinance?

Typically each brokerage sets a minimum broker administrative commission (Also known as a BAC fee) that gets paid by buyer or seller (both sides will have one paid by the client). 

I think it's great you are finding ways to make this happen.

I have a deal ready, buyer and seller and willing to a compensate for a solid referral, so far the attorneys I've been doing with in New York suck! 

Having a hard time finding properties that cash flow with 25-30% down.

We did get negotiate money from them to help with roof repair, but now know they were not honest on their disclosure.Our inspector missed  code violations, HVAC issues, pipes that had been worked on and issues hidden that had occurred while sellers lived in the house, signs of drainage and water damage inside the house that had been painted over, completely blocked dryer vent...and we are finding more daily.We have had the house looked at by a structural engineer and HVAC techs  that has told us we need thousands (likely tens of thousands) of dollars worth of repairs to make this property able to rent and come up to code for rental.

@Hanzel AnaAs a beginner in rental property investing, it's essential to learn the basics of cash flow, cap rate, and financing options.

I'd love the opportunity to provide some low numbers for your next round of financing,After all, in both fencing and real estate, it’s all about finding the right opening!