@Tom ServerI think that the 203k is not a good fit for your scenario because you are buying the property with cash and the 203k is a mortgage loan that includes the purchase price + the rehab costs.

Hello,I cancelled escrow within the 7 day contingency period and the escrow company is charging me 400 Cancellation fee.

I just thought to tell you that we have closed at a title company, or the seller’s lawyer.  

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

Creative deals" only "fits" when the seller "needs" it. 

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

I can give you an insight on which market in Ohio would fit your investment strategy.

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

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

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.