Who is responsible for the insurance, taxes, etc.

I am moving them all into my LLC and I am looking for an insurance company that insures with a good rate for the purchase price.

After all expenses including mortgage, insurance, water, property management, cap ex, turn over, everything, I'm making $2,000/month which is 15-16% cash on cash return.

I would find a local title company, get yourself a list of criteria, and ask them to give you a list of property owners. 

Who needs to be involved.....attorney, title company?  

[BTW:  I changed the title of your thread as you are really asking about financing a second property with a first mortgage and not looking for a second mortgage]

It's my understanding that to deliver a 'marketable title', the seller must eliminate the liens.

You could get a no income verification, no title seasoning, cash out loan (the rate is above bank financing, but certainly below hard money commercial) and pay back your family/friend.  

Bremner.Have you had problems getting the student housing insured?

@Ryan EllisI'm curious to know where you learned thisWholesaling lease options or lease option assignments should be done on an option release system First step is you enter into a lease an option with the seller with a letter of intent to sell your interest in the paperwork (or if an agent enter into a listing agreement for lease option)Instead of assigning the deal, you have the tenant buyer place 3% of value of the property in escrow made payable to a title co.You have the seller and the tenant buyer sign off that it's agreed that the 3% is a option release paid to youA new lease and option is created between the seller and tenant buyer (with no large option consideration)You could discount the house value by 3%Use a collection co to take rent and pay underlying note and mortgageHave tenant buyer go to bank and save 3% for downpaymentI would be licensed in FL as you are brokering.