Also good idea is to get a verification that they have their own workmen s comp insurance, so your not stuck if they get injured on your site, you simply ask them to have their insurance guy send you a certificate of insurance made out to you, for your address your having the work preformed at.

That is something that mortgage brokers, title companies, and agents manage.  

Then you would just add in the projected amount of utility costs and insurance.

We put about $2500 and some sweat equity into the property before renting it out (some flooring, new dishwasher, new water heater, painting, etc).income: $1295expenses: $108 vacancy (guess), $283 HOA fee, $161 property tax, $14 insurance, $130 repairs / updates (guess), $480 mortgagecashflow = $119And that doesn't take management into account, which so far we'll try to do ourselves (from NH -- I know that's iffy, but we did find a high quality tenant so we're hoping that not too much will happen).

Insurance is roughly $1,000/year.

LOLYou didn't share what type of investment property you will be purchasing.Little residential houses do not blend well with lenders or insurers.  

Hi Everyone,My name is Cristian Sipa and I'm a partner in an Insurance Agency based out of Anaheim, CA. 

I need to discuss a potential tax deed purchase with a law firm that specializes in quieting the title.  

Should I close a short sale deal with a title company or an attorney?

Always do the math analysis and try to look at your prospective properties before you make an offer or at least have a clause that will protect you for some time (usually about 15 days) to make a detailed inspection and possibly back out of the deal without a penalty that will hurt you too much.Right after you close on an improved property get an insurance policy that will protect you if there is a loss.