Since this person has no other red flags such as evictions or convictions, I would proceed and see what happens.

You will get the trustee's deed sent to you within a few days or maybe a little over a week.One of my first steps is always to change the locks, just in case  the previous owners try to return and want to mess the place up worse than it probably already is.As for insurance, just make sure that your carrier and agent know that it is vacant because if they find out later that it is, they can cancel your policy.

(<- seems like a giant RED flag)

All the red flags which I should have read and taken to heart.The ARV was on the low end $240K to $259K (median/avg) and she didn't want to split the profits 50%/50% with her former husband.

If that is a problem, that is a big red flag to not move forward with investing together.I recommend you research titling in "Joint Tenancy" vs "Tenants in Common".

Those who have tried a tk company and had a bad experience are MUCH more likely to still be very vocal on BP, because they've been burned and are still looking for the right investment.I think @Mike D'Arrigo gave a perfect list of important red flags - the cash-only, no repeat investors, and pre-tenanting closing, especially.

Attempting to find an insurance carrier to write a policy (dwelling & fire) in Calhoun County Michigan.

Any red flags here? 

But, I wonder if there are red flags that I am missing.

., that's a red flag to me unless it comes at a GREAT price!