If I were you, I'd either find another company, or get a trailer and a helper and go pick them up yourself at Lowes or Home Depot.

Shortly after I was advised by the utility company that there was an issue with my water that is indicating there is a massive leak.

There are several companies out there that have catered specifically to FSBO's, like Help-U-Sell.  

Quote from @Yates Harris: Yes, you are overthinking it.Insurance companies are in the business of making money.

Have it held in escrow by the title company or an attorney.

Investing out of state can be done easily as long as you align yourself with the right company.

Do investors own the properties in individual LLCs which are all owned by a holding company LLC?

I know not all title companies are created equal and that few will close on a deal at a certain price point or do what's necessary to clear title on messy title deals.

First time dealing with a title company.

I keep getting asked, so I figured I would post this up so I could simply refer people to this post.The rough guidelines/strategy that is working for me so far is below.Assumptions - You are leveraging debt.