Hazard & Liability Insurance HELP!

[Stephen G.]

Hello Everyone!!

Thank you for taking the time to read and reply!

I'm just looking for assistance or recommended contacts for help with procuring property hazard and liability insurance for properties that are in less than perfect condition...

Does anyone know of any insurance companies or brokers that can issue insurance on properties which are being purchased through an LLC (with a commercial loan) which are in need of moderate rehab? 

I was able to find a local bank willing to lend on distressed properties, however it seems I've reached an impasse due to an insurance road block.

My partner and I both agree that it would be too risky to even forego a loan and purchase a property using all cash without some form of temporary hazard/liability insurance (until it reaches a point where a standard insurance policy could be issued). This becomes even more important if we have to hire a contractor for any amount of work since we would be at risk of a lawsuit if the contractor was injured while on site.

Does anyone have any recommended strategies in a situation like this that they are willing to share?

Is there a policy we could purchase which would protect our company from liability through the beginning stages of rehab in lieu of property liability insurance? And if so, how would we protect our property from fire or storm damage (or vandalism, etc) until the rehab is complete?

Any help, advice, or leads would be greatly appreciated!!