Loan servicers will assist in compliance.Closing/Wrap: Despite the legions of title companies, they are merely insurance agents. 

I also think that you should expect about $100 a month in insurance.

But you’ve found NO motivation... so TODAY they might not be motivated, or next week or next month but your marketing and constant contact will insure you are who they turn to when motivation appears I’d suggest other avenues, try whatever is comfortable then also try whatever is uncomfortable.

You not only have a safety issue, but your insurance company may not insure you if something was too happen, you have a code enforcement issue, and you are exposing yourself to legal issues if someone gets injured up there.

This is not hyperbole.I get there is business overhead and insurance and travel time, etc. - but come on!

The challenges with subject to deals come up with the due on sale clause and the insurance.

I currently have a triplex under contract im trying to find an affordable home owners insurance policy, the current owner does not occupy the building and he pays approximately $1750/year for insurance.

Personally, I was advised by my attorney that LLC's create a lot of unnecessary paperwork and to get a good umbrella insurance policy instead. 

I think this could be at least $800/month, but evaluating based on what it is.Taxes and Insurance $110/moUtilities $80 / momanagement fees $50/mo (8% management... not to mention leasing fees that I put into the vacancy number)repairs $140 / mo.

Closing costs for a refinance are always the same: origination charge if the bank has one, title, appraisal if one is required (usually paid out of pocket by borrower), any points for the rate if it's below par, pre-paids such as taxes and insurance for your escrow account.