A good title agency can usually be found via your agent and that will be secondary to your acquisitions. 

Disclosure is your friend and shield, at least where the agency/seller relationship is concerned part of your question. 

In April, shopped around a bit with a different agency, but they couldn’t find a cheaper rate.

In April, shopped around a bit with a different agency, but they couldn’t find a cheaper rate.

The market may turn and you need to be ready to sell direct (without agency).

  - if you're buying and selling in California, just know that the California Franchise Tax Board scrutinizes 1031 exchanges more than any other agency in the US, even more than the IRS. 

I've been a licensed insurance agent for 15+ years and own an insurance agency. 

Dee - As a newer investor, some of the options using "Agency Debt" (aka Fannie and Freddie financing) may not be available to you as they require 2+ years experience in multifamily space.

I wondered if anyone has invested in Mexico- I have dual citizenship- Mexico and the US. 

There are collection agencies that will buy your judgement for some portion of a dollar, depending on how much it is and how likely they think they can collect.