If I decide to hand it over to other companies for management, I'm concerned about losing at least 8% of the profits.

However,  is it normal practice to hire a title company or purchase title insurance as a part of closing on a land purchase?

I am looking for insurance companies that are good and affordable.

At the end of the day a title company/RE Attorney could help sort this out for you.

Buffalo has been a great market for me personally and for investors in general as our property management and Realty company has grown to over 600 doors.The key to investing in Buffalo is location and asset condition.  

They might be concerned about.The only time we run into this is if we take a property over in our property management company and we did not have photos before.

If your company will not quote up to $5mm have them check on other companies. 

Again, I would contact other title companies

Buying a house with Solar installed on lease solar company wasn’t paid for 6 months by seller and is now refusing to accept back payment to reinstate the service and remove the lien.

I'm a private money lender and a buy and hold investor, and in my opinion, no lender will ask for an upfront fee other than possibly asking you to pay for an appraisal or BPO directly to the valuation company.