Lately this person has become less reliable and more expensive.

Is 0.75 multiply against what is charged for rent for the month or is multiply to the cash flow I get after I subtract all expenses such as insurance, taxes, and paying the existing home mortgage?

After expenses, which included a special HOA assessment and a month's rent to my agent, 24 payments of $1595 ($38k) left ~$12k in rental profit.

Even if you do go ahead with the transfer (and I don't think $700 is too expensive by the way), I'd still go with the umbrella liability policy.  

I see you have some utilities in your expenses, are you planning on paying that as a landlord.

It's way too expensive and competitive.

The more expensive route is worth it to me because i can spend time on getting the next deal and trusting my construction guys to get it done right.

Of those that stick around, 80% of them only sell 20% of the homes and the average income for an agent is less than the average income in America...and that's before deducting expenses like fuel, marketing, office fees, licensing fees, board fees, etc.

If there was an old mortgage (unlikely on a lot) then you need a release from them.I have done this multiple times and not needed an expensive Quiet Title.

I know a lot of people just add an expense to the tenant's lease stating, for example, $30 added fee/month for water.