What should I do about my insurance situation?

[Marcos Carbi]

Hey all,

I just got my first offer accepted on a 2003 duplex in Lehigh Acres, FL, and I couldn't be more excited! Unfortunately, the roof hasn't been replaced since, so insurance companies either 1) don't want to insure it 2) will insure it at an extremely high premium or 3) require the roof to be replaced before closing. Ideally, it will be replaced before closing. If this is the case, who should pay for it? What happens if I pay for it but then we don't end up closing?

On the other hand, if it is not replaced before closing, what should I do? 

Do any insurance companies accept a roof replacement contract as proof, to then lower the initial premium?

Thank you!