If you are serious about going after the property at sheriff sale you should really consider getting a full title search done and have it reviewed to make sure you can get the title insured.

Buyers premium is part of the purchase price —  so transfer taxes and title insurance would be based on $440,000. 

Factor in other expenses (repairs, taxes, insurances. 

Juat be aware that your e&o insurance will likely not cover you for transactions to which you are a principal.

Try Shelter Insurance.

LOTS Of fake lenders work BP  face book linkdin etc.if you cant find anything on them I suspect you may have run into a fake.the telling clue will be1. rates too good to really be true or lower than industry norm2. too quick to approve you..3. they want a modest deposit up front and give some BS reason why the want it.4. no website ( although many fraudsters have generic websites website alone does not mean anything.5. check on licensing.. there are only about 12 states that require licesnes. not sure about our state thoughBut I would say 95% if you cant find anything on them.. and any of the things I said above are what they are telling you,, cheap rates small up front deposit.. probably not real and you will just lose your 500.00 bucks or whateverOh the other great one is you have to buy an insurance policy because your new or a little weak on the financial side.. there are NO insurance policies for private loans if you fail to pay.. that's just another fraudulent payment to a non exisitant entity.real estate lending has become the new Nigerian prince scam..

Insurance is not based on any quote by a company that actually pays in case of a mishap or disaster.

They will also do a Title search and issue you an insured deed.

There is a big difference between the escrow/trust accounts of such an entity and holding your proceeds in an actual FDIC insured segregated account with a Federal Reserve chartered bank.  

Other shared expenses could include insurance, snow plowing/landscaping and trash removal.