I know my parents are tired of their jobs and want to find another way to build income. 

Think of it as flipping "cash"...using the properties as the vehicle your cash is riding...in and right back out of these deals (with friends).That is how money works...and it follows Golden Rule #1 of my 2 Golden Rules of REI:"Under no circumstances, ever, for any reason or rationalization, ever....EVER,...Spend your cash.  

Out of 50 landlords you speak, 5 might be willing to sell because they're sick and tired of dealing with section 8 tenants. 

I thought about changing jobs, though my plan is to leave this one and be done with the race, and work only on my time and for me and not for anyone else, tired of make other people money =) but without it I would be where I am!!

Of course, anything can happen once I have said buyers, but imagine I put a property under contract and keep running into tire kickers; basically this is what I am trying to avoid.

Once you are proficient in that skillset you will be in a position to add additional acquisition and investment vehicles to your strategy. 

Looking for some help in finding a good insurance company or agent with low rates to package all my multi-family houses (3 student, 2 non-student), vehicles, and personal residence.  

That group of people is small, but it could consist of retiring investors who don't want to hold a property anymore, tired landlords who are tired of dealing with tenants, couples that are going through a divorce, those who have just received a notice of default (pre-foreclosure for being 30,60,90 days late on their mortgage), and the list goes on.

Too many buyers get tired of waiting and demand their deposit back and move on.  

Lots of tire kickers.