In my assessment, I have realized that I need a transactional real estate attorney, someone who charges a flat rate for closings, etc.  

If interested please PM with list of recent closed transactions in the last 6 months with links or mls print out.

It is standard for a title company to insure the lender and/or the buyer in the majority of transactions in the US.If a title company believe you will become a real estate investor and use their services over and over, all the better.  

@vladimir valladares,Or you can  just tack on the typical Agent commission to the sales price and run it through the brokerage office.No problem there. consider it what it is, an off market transaction.

@Jeremy JacksonIf you have an agent, you could ask if they would be willing to do the paperwork on the transaction for a flat fee.

Hello,I am looking at a fourplex in fort worth Texas. 2 of the tenants are on section 8 and are paying rents much lower than the surrounding area. 

There are lots of places that don't require you to do transactions.  

There are times to use monthly MI as well if you think you've found a great deal where you can force equity or improve the value of the property so much so that your current loan with monthly MI will be at 80% or lower LTV/loan to value after your improvements then monthly MI is better because you may end up refinancing or removing MI 6-24 months after closing.

Commercial real estate brokerages get contacted often.Over the years I have wasted time with agents saying they wanted to transition or start out with commercial.Some are working full time jobs or part time and trying to do real estate transactions on the side.

BUT NOW due to mining recession house prices are plummeting and so are jobs - it's not looking better in the close future.My girlfriend and I have joined the "Rich Dad" based mentorship program for the UK and connected with a local investors group who already invest into UK (with the same program).The plan is to start with lower budget "buy to let" and find the odd good deal to flip a property for cashflow to reinvest.