Closing cost $9,989 While the $10,000 in closing costs appears to be high for a $68k loan, realize close to $3500 of it is taxes and prepaids.Of the $6,000 that are true closing costs, $2000 you can shop for  (which I do not think you will do better).

Local coffee shops, restaurants, schools, etc.

Dang that's crazy, sounds like a gift from heaven haha.

Shop several brokers. 

I have had some success going through someone named Kim Butler in my local OKC market, and she is usually able to shop multiple insurance companies when I run into a more unique scenario such as multi-unit properties.

It will come, but you will likely have to drive for shopping, eating, activities.   

Example - I purchased an automotive shop with all the equipment intact at a bankruptcy auction for $117,000.

They could still be shopping around thinking they can just change their mind if they find something better while leaving you completely in the dark.  

Like a coffee gift card, snack basket, etc.

Brokers are able to shop all of insurance providers and find you the best deal!