State laws/procedures vary but typically it is as Nick pointed out.....a title company doesn’t just decide who should get the EM, they need either an agreement signed by both parties, or a court order.  

In fact in my area certain houses have a higher than market rate for rentals so section 8 produces more income for me. 

I am not sure that jacking up the rent in this scenario would have produced a better outcome.

Most underwriters permit this without question and without further documentation if the abstractor who conducted the search produces evidence of sufficient E&O coverage. 

And it allows us to get to a resolution more quickly, saving me the cost of the case and the cost of having a property that isn't producing income.  

I know I would feel more comfortable making sure all rentals are producing along with having reserves before starting something new thank you. 

And if so, what would be the best communities to consider (I saw some duplexes in the Lowell, Haverhill and Nassau area that looked like they might produce better numbers)? 

But the 1031 would be into a passive vehicle designed to be out of sight out of mind and simply produce cash flow. 

The greener areas mean that the area has more cities that produce average rent to price ratios that are in the top half of cities for that metric. 

You would need to follow proper procedure to define emergency in your bylaws.