Came with tenants who moved out 4 moths later after we closed title. 

I don't think there's a scientific approach to learning this except for putting in a lot of efficient hours (like the 10,000 hour rule that Malcolm Gladwell discussed in his book), so it needs to be a combination of books, networking, speaking to local builders, Realtors, investors, attorneys, CPA's, insurance agents, and every other person needed in a real estate deal will get you where you need to go. 

My advice strictly from the 1031 perspective would be to sell and 1031 as a group in the same manner that title was held in the old property.  

Purchase Price: $374,900.00 Purchase Closing Costs: $0.00 Estimated Repair Costs: $0.00 Total Cost of Project: $374,900.00 After Repair Value $374,900.00Vacancy $420.00 (10%) Repairs $210.00 (5%) CapEx $210.00 (5%) Water & Sewer $300.00 (7%) Insurance $200.00 (5%) P&I $1,509.41 (36%) Property Taxes $347.25 (8%) Total $3,196.66 (76%)Monthly Income: $4,200.00Monthly Expenses: $3,196.66Monthly Cash Flow: $1,003.34Pro Forma Cap Rate:    8.04% NOI $30,153.00Total Cash Needed $93,725.00Cash on Cash ROI 12.85% Purchase Cap Rate  8.04%

Even if a conventional Fannie/freddie lender will not finance it, there are always portfolio lenders (who make their own decisions on a case-by-case basis), commercial loans (yes, they can be made on less than five units) and last but CERTAINLY not least, private individuals (a massively underutilized financing source, IMHO)I think your bigger issue might be insurance, rather than financing.  

If something comes up with the title or there is a disagreement in contingencies there it is always nice to have an expert representing your best interests.Brokers that do HUD home sales do so in a fixed commission.

Below are the models I’ve used (confirmed insurance and taxes with insurance quote and auditor website) at the low and high end of rents.

Can someone give me commercial insurance provider company name?

Hopefully you get a response and set up a sting with the police.In addition, so long as the occupants (who I hope are victims and not the perpetrators) are not up on all their RE info, you can tell them that they were duped and as sad as it is, they needed to perform their due diligence and confirm that the PM or the phony owner who scammed them were on title or not.

The loan would be under a person's name and so would title at closing.