My current mortgage is $410 a month, insurance is $80 a month and taxes are about $50 a month...

(the answer needs to be immediately) How long do you need me to be on title to refinance?

Any real investor is concerned with the quality of the deal, not your title. 

A  few things you mention stand out.In no particular order:You probably know this but FHA loans only require 3.5% down, although you do get a very small .05% break in monthly mortgage insurance for putting down 5%. 

Assuming you are doing a traditional sale with a title co., they will get a pay off from your lender and disburse funds to them from the sales proceeds....you never see or receive that money.

My only costs are Title & Escrow.

I have collected all property docs, title docs etc, will be going to go to my first foreclosure auction next Thursday and am in need of a investor agreement/contract. 

I was wondering if folks had insight on quotes for landlord insurance.

Just as a little background, my first flip was with two partners, one of whom purchased and insured the property. 

I’d buy them individually, all at once.....the financing rate and 30 years would offset any additional closing costs, and many of the costs you’ll have will be the same anyway...title search/insurances, appraisals, recordings, etc.