The loans are assumable so even if you intend to sell the buyer could assume, much easier to modify the Agency loan versus a CMBS loan.The other players (outside of commercial banks) are life insurance companies.

One who is licensed , insured , does quality work and delivers on time .  

Would an attorney eat up all my cost savings of not getting title insurance?

Very few rentals close by (at least for now, in winter), but desirable location.We will do some updating no matter what:New laminate floor in kitchen/hallSiding needs replacing (have some insurance $ for that)Fresh paintNeeds new windows (maybe).Needs a bunch of concrete work (garage floor, driveway, stoop, walk to door).With those improvements we should be able to get at least $1000/mo.A room addition to add a large ensuite Bedroom/bath, and a laundry room to get the washer, dryer out of the garage, the bid came in at 59000 (This includes the siding).  

Repairs $28,500 roughly $34k in ARV $85k Rent $875 Taxes $95 Insurance $75 Termite $50 Repairs $80 Cap.

Otherwise, it’ll be a title company that handles the title search, title insurance, escrow of funds, closing, etc. 

I would assume title search, owners title insurance, any home inspection, attorney fees, and taxes.

With a quit claim deed there is no title search or title insurance so if there are any issues with the title, they will now be your issues.

Not sure any of my commercial liability insurance policies cover THAT situation. 

Insurance, finger print, some times criminal background check and a sponsor whom you wish to pay him under his brokerage.