Minnesota has: -in-land sea port, -Federal Reserve, -agriculture main hub, -financial main hub, -insurance industry hub, -medical industry main hub, -major military manufacturing hub and on and on and on and on.

I understand that seeking out houses in forclosure is not necessarily taking advantage of sellers but ideally, I would love to maintain a good reputation with both sellers and investors.Any insight would be greatly appreciated!

As long as it’s a reputable company who sends the test to an accredited lab, I don’t care who they use.  

I am looking at markets like Indiana and Cleveland but want to make sure that the turnkey companies I would deal with in these markets have a solid reputation of backing up their financials with the results they claim. 

Also, you risk losing your reputation in the community as a solid investor. 

This is classic 'reputation management' AKA damage control. 

It may not be a bad idea to decline that offer and pick a reputable local title agency, and get the title insurance through them -- instead of what the bank is offering.

Confirm that the provider has a pristine reputation (e.g.

City water and sewerLand prep and gravel driveways: $15,000Lot rent in the area is around $250, however, I would keep these all as rental for at least the first 5 years as that is the length of the warranty the manufacturer is giving me.

@Randall K ComptonAs both an Agent and an Investor I can tell you that generally speaking, the serious and reputable buyers have no problem presenting their offers in writing.