You're also going to have an EXTREMELY illiquid asset.

After a fully satisfied inspection that the work was done they will wire you the funds.

Seller is extremely motivated

@Jerryll Noorden Extremely valuable information!!

Hey @Adah None,Your main issue is that you are using a BRRRR purchase standard for an on-market property in an extremely competitive market for investors.

It really should all be done in-house and be extremely passive.

The issue is that they charge an extreme amount of money for it.

I doubt that happened here.I'm surprised a new title insurer without existing liability is willing to accept a letter of indemnification from the old title insurer because as Tom wrote, a simple paydown of a HELOC doesn't mean it was satisfied, particularly since you advised USAA isn't willing to give a satisfaction . 

You can't let emotions rule the day, but you shouldn't ignore them either.In closing, I'm not crazy experienced in this, but I feel like I'm learning extremely fast.

Books on biz and real estate that I have really like:The Book on Managing Rental Properties - BiggerPocketsABCs of Real Estate InvestingStart With Why - Simon SinekTax Free Wealth - Tom WheelrightThe E-Myth - Michael GerberCurrently reading: Extreme Ownership - Jocko WillinkOn Deck: Gary Keller's The One ThingThe 7 Habits of Highly Effective People - CoveyDon't recommend: The Oz Principle.