I'm looking for a cleaner to help with turnovers who prices fairly AND is insured and can provide proof of insurance... having issues finding someone that fits both of those categories. 

Hidden fees are E&O insurance, Desk Fees, etc. can be avoided by asking those questions. 

You also need to think about other expenses and make sure you can afford the property taxes and insurance that come with owning a property.

Think why an owner would bother dealing with someone to collect 11% when they could put it in the bank and get 10% that is insured by the government in your hypothetical situation. 

Make sure the insurance on the place is paid up.

Especially since you can do a 4-plex, live in one with only 3.5% down (or something crazy) and NOT have Mortgage Insurance.

Looking for recommendation for insurance Agent in the area.

@Alex LocklearWhat did title company insure-was this an exception?

At closing you should receive:   signed promissory noterecorded trust deed/mortgageTitle insurance policyInsurance policy (if any)Copy of Deedpayment historyOnce you get the AOM, record it with the local county.  

I got my first offer and the  buyer asked for me to pay for a year of home insurance not to exceed $500.