But your title says wholesaler from KC...in what context are you looking for turnkeys in KC?

$25K is not enough, in my opinion, to insure a solid reserve fund.

Purchase price: $125,000 (assuming offer is accepted)Down payment: $25,000 (20%)Financing: 30 yr @ 5% = $540 /moInitial rehab: $5,000Closing cost: $2,0001st yr Insurance: $1440Taxes: $120 /moInsurance: $120 /moVacancy: $150 /mo (8%)Maint/Cap-Ex: $270 /mo (15%)TOTAL EXPENSES: $1200Rent: $450 /unitTOTAL INCOME: $1800Cashflow: $600 /moCash on Cash: 21.5%Here is a link to the listing if it may provide more insight:Quadplex ListingThe unit is located on a decent street in a very small town (<10,000).

@Jermaine White We use Chicago Title Company.

I would additionally have enough to cover 6 months of mortgage payments (including tax and insurance).   

Additionally since insurance costs are born by all policy holders is it fare to allow any person to qualify for insurance when the likely hood is that their home will be repeatedly damaged or destroyed in the future.

Also, title reps give you access to pull title reports on the properties and IMO a lot easier to compare comps.

Just to note, most title policies exclude such issues.

In my state, you can record the contract and it will show up whenever they pull up title.    

@Zachary Peacock If you go with a conventional loan on the cash out refinance be careful on how you take title on the front end when you purchase with hard money.