It's even worse for landlords "The company is also asking for rate hikes of 38% for rental dwellings and 15% for tenants, with the rates taking effect May 1."

Current status is that the Dept of Health has not yet issued the Septic Permit yet.

You could raise your deductibles on your existing insurance policies (consistent with any mortgage on the property) or talk with independent insurance brokers to see whether you can find a better policy. 

Do you not have insurance?

She's not in great health herself, but seems like she can still carry on a few more years if nothing bad happens.

Explore insurance options as well!

We use Hiscox for our insurance with our business, not sure if it works for property but its worth a try. 

FL seems to have reigned in HOAs recently, so who knows what they are allowed to do.I know that in CA, an HOA can ban smoking in units because smoking is not a protected class and the HOA has an interest in the safety & health of the building. 

Steadily is an MGA and they also act as an insurance agency.  

Having your son involved in the loan, title, and insurance policy does have both benefits and drawbacks.