Obviously, they want proof of home owners insurance before we close.

Make sure you know the numbers (taxes, rents, insurance etc.), don't just rely on the selling agents numbers they have on the ad. 

I am looking for property that would cash flow well as a standard rental, but has potential as furnished rental.

S/He's probably already got one foot out the door and is just waiting for someone like you to come by and offer to buy it at a reduced rate; because after you pay contractors to bring it up to a good standard you still want to be within the FMV/ARV.For you, though, the biggest thing is vacancy rate and income.Nonetheless, if I were you I'd be happy to pay a wholesaler. 

Remember though, of the ten most common reasons agents get sued two are:1. misrepresentation of value2. fraudWorking as an agent you probably have E&O insurance.

Realty Tax is about 18k a year insurance $7500 water sewer avg $16k utilities $8-9k.

yes, a fork from OpenOffice :)   I've dealt with software versioning for decades and as the MS *.doc is the comparability standard, moving off OO will be trivial if/when than becomes necessary

A closing attorney will order the title prior to scheduling a closing, and should offer you title insurance. 

If so, it would be a way to insure that I am not over contributing to a 529 plan if she is able to get a scholarship and also a way to reimburse myself for the rental property using tax free money.  

Becoming an agent has costs to operate Day 1 which includes: additional car insurance (required to drive people around), licensing fees, dues (state and national), fees to operate a Supra key, to be on MARIS (MLS), prepaid legal fees, etc.