I do not have a lender right now, and I will need the 12-month rent history as well as various metrics on the property such as insurance quote (which needs property information in order to obtain), existing debt, and purchase price (which would be established while making offers).

The labeled the whole state high fire a few years ago, and now no one can get insurance.  13% of deals are not closing as people can't get insurance.  

The other big issue here is the commercial insurance for a restaurant tenant is several times that of an office tenant. 

The last two tax lien houses that I got and sold had major plumbing issues.

I recently watched a BiggerPockets podcast on YouTube where both folks made flood insurance mistakes from not noticing something in the disclosure.

The same applies to buying businesses whether it’s online businesses, plumbing companies, or professional services like a CPA rollup.

@Andrew Liu Does your operating expense taxes/insurance?

Typically $2m+ homes don't cashflow due to high taxes, high insurance rates, and low rental demand. 

Is your DSCR ratio greater than 1-meaning are you cash flowing (according to the lender's criteria of mortgage, property taxes and insurance (and HOA) if applicable).

Probably go with just an umbrella insurance policy.