The areas that we focus on are Independence, Raytown, South Kansas City and Grandview.

I'm new to the realestate space but have long flirted with the idea of financial independence through realestate.

But they are all independent contractors and I think their thoroughness varies wildly.

@Rhonnie Smith as an agent you are an independent contractor. 

I use an independent agent for my personal and business coverage.

You can try an independent insurance broker that has access to many different insurance companies.

If you really want to, you can call an independent mortgage broker and ask them to open their junk mail folder (you might have to say "hey I know the rate is going to be trash and fees ridiculous, I'm not going to hold it against you, I know it's on me for asking this..."), but I'm already telling you how it ends: "Wow that rate is horrible, those fees are horrible, I think I'll just save the extra 2% or 3% (not 5% 'extra' b/c of aforementioned fees)."

I assume your issue is with my use of the concept of a tenant estoppel cert, not with the concept of independently verifying all material information prior to closing. 

However, I own properties in Independence, Raytown, and soon to be Grandview.

About me: I'm an independent practicing attorney partially specializing in real estate transactions.