Keep it simple man, you aren't going to trick them into selling.

However, I would not agree to a simple 1/3 cut of the appraisal value, as that does not take into account about 8% costs if the properties actually had to be sold.

Again,... what don't you answer this simple question.WHY did you pick absentee owners?

@Markus Shobe Thank you, I am self employed and have been using simple Excel spreadsheets to track income and expenses and its been working for me as far the business goes. 

Fairly simple.

We sign a written agreement that spells it out clearly and can be understood by a simple person without the help of an attorney.

Do you mostly focus on buy and holds with simple cosmetic rehab (this is my plan)?

I purchased a multi-use complex that I had professionally managed even though I was just an hour away, for the simple fact that I needed to learn how to manage a PM. 

Simple.

I doubt that happened here.I'm surprised a new title insurer without existing liability is willing to accept a letter of indemnification from the old title insurer because as Tom wrote, a simple paydown of a HELOC doesn't mean it was satisfied, particularly since you advised USAA isn't willing to give a satisfaction .