I believe it's a standard convention that the seller pays for title insurance as they are guaranteeing their standing to convey title to the property and that their ownership is unclouded.

This will guarantee you get what you're after.Cheers!  

It would be much cleaner if you got the loan in the LLC name, assigned the collateral and signed personally with your guarantee, the loan would then be to the LLC.

Guaranteed!

Buying here is no way to go (although local realtors keep touting appreciation which is not guaranteed) I had considered buying in Richmond, VA - 90 minutes from me….even moving there for a year to familiarize myself with the area.  

Also keep in mind winterizing a house, while a good idea if your not going to heat it, does not guarantee that nothing will freeze.

What is your Guarantee?

And there's no substitute for experience when estimating these numbers.Does the company you spent all that money with offer a money back guarantee?  

I will guarantee that many successful investors do not carry heavy loads of personal debt such as CC and car loans, it doesn't make sense. 

The debt that is sold off the investors are guaranteed a specific return which is why the penalty is there.When a seller sells a new buyer can assume the loan for usually a 1% fee of loan balance.