An article I wrote on how to properly do this very technique HERE Let me know if you have any questions on it. 

I will have him represent one of my buyers and me represent the other to ensure that the others offers aren't known.  

My opinion is unless you desire to speculate on the Jersey City Housing market, and find that the ~400 loss per month is worth it to have skin in the game, then I would sell.Based on the wording of your post is sounds like you prefer stable cash-flow properties to speculating on the market, but both are fair strategies when properly applied

I am looking for one that I could hopefully call regarding foreclosures and auctions to ensure the title is clean before I buy/bid.

Am thinking of going to auctions but am aware that proper due diligence is critical.

If you are going to be in the hotel business, hire a cleaning person to properly clean the unit.

People complain about it adding yet another cost but the attorney is there to ensure that contingency dates within your contract do not get blown.

I'm ready to start looking at properties and identifying a contractor/s I can work with, what type of insurance will I need to make sure my business is properly covered and does that have to be renewed/added to each house I flip or is there some sort of umbrella policy that I can add and remove properties as my business progresses?

HOWEVER, I am doing everything I can to ensure the problem is not with the house (as much for my sake as theirs, because it's not going to do me a damned bit of good to have them pay for it if it's going to keep happening).They have turned this incident into a reason NEVER to pay for anything.

It sounds like you've already taken the proper first steps, which are to learn as much as you can and then to define your investing strategy.Your dollar will certainly go further in the Phoenix metro area than it will in Orange County, and there are numerous 2-4 unit multi-family properties in Phoenix, Mesa, and other suburbs that are within your budget.