High priced insurance people.  

However, if you're running your numbers then you'll want to make sure that you're including all the interested paid for the money borrowed from your HELOC as well as the carrying costs including utilities, insurance and property taxes.

I’m a Colorado commercial insurance broker and have a lot of carriers available in my agency.  

Utilizing an attorney sans title insurance can work well - IF the attorney is knowledgeable and experienced in real estate transactions and the parties are ok forgoing title insurance.  

I have, however, gotten other tenant types form Zillow - mostly insurance relocation claims

#s: value: $440k each, total debt: $310k each (incl. arrears), prop taxes/mo: $500, insurance/mo: $25, common charges/mo: $380, rents/mo: $2700 & $2250Pls feel free w/ any solutions / input / ideas.TxDave

Because I’m unable to obtain an insured title for two years, I did not plan to invest in this property until then for risk of losing my investment.

Yes, this creates problems for title companies and title insurers to resolve. 

Quote from @Raymond Whitley: Not sure if Goosehead is in your area, but a broker like someone at this company can really help you in challenge times for insurance like this current market with so many carriers dropping out completely or raising rates on everyone. 

Real estate investors often find themselves working with many providers between insurance, financing, property management, tax preparation and strategies, etc.