However, they can provide good return.  

All of this will depend on how long your seller has held the property - but watch out for it - your $216/month can evaporate when you open that letter. 

I'd like to get a reference (or two) for law firms that provide advice that will include an insurance claim for a fire which started in a neighboring tenant's trash bin they leaned against my 4-plex. 

They can provide you with a cost estimate and help you plan out the build from start to finish.

They are quick and responsive in terms of providing a quote, doing paperwork, and then answering questions, but I haven't actually had an issue yet.

I also pay for stuff to be on time - I usually give around 50% more than what's scheduled depending on the scope of the work.

Not sure if this is depending on each lender since it is related to Federal.

And I'm concentrating on Lake County as I'm familiar with the area some and have ties to the Navy base which may provide a competitive edge.

How much that extra is depends on how much I like the property! 

Typically No but depends on the bank.